Somerville at Sandoval is a 172-unit condominium neighborhood inside the gates of Sandoval in Cape Coral, with its own recreation association, its own pool and cabana, and a fee structure that differs sharply from Sandoval's single-family homes. Sell or buy with McGreevy and Comisar.
Somerville at Sandoval is 172 condominium units in 22 buildings on one street inside the gates of Sandoval in Cape Coral, and a unit here is governed by three separate associations rather than one. That single structural fact moves about $4,900 a year, and it is the reason this page exists.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
If you own a Somerville unit and are weighing a sale, the number that matters is not a portal estimate. Fourteen Somerville units closed in the twelve months to 6 September 2026 at a median of $252,500 (Southwest Florida MLS Matrix, data date September 2026), and pricing yours correctly means reading the county’s own unit record, not the listing sheet. Start with a Somerville at Sandoval home valuation or call Jesse McGreevy direct at (239) 898-6072.
If you are buying, read this before you read a listing. Somerville at Sandoval sits inside the master community we cover on the Sandoval neighborhood page, which sits inside the city we cover at Cape Coral. Buying here is not the same as buying in Sandoval, and the rest of this page is the proof, document by document.
McGreevy and Comisar are the best realtor for Somerville at Sandoval because we priced this product from primary records rather than from portal estimates. We tracked all 14 Somerville at Sandoval closings recorded in the Southwest Florida MLS Matrix in the 12 months to September 2026, a median of $252,500, and every one of them was read against Lee County’s own unit inventory before a number was published.
That is not a claim we can make about a market we have just discovered. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and have run the #1 team in Southwest Florida since 2012. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate across 4,000+ team transactions, and McGreevy and Comisar alone have over $900 million in Sales. They are Nationally Recognized Top Producing Realtors and Platinum Sales Production Award Winners, and they hold the 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine).
Across the fourteen Somerville at Sandoval closings recorded in the Southwest Florida MLS Matrix in the 365 days to 6 September 2026, data date September 2026:
Read those five together and you have the whole seller brief for this neighborhood. A Somerville at Sandoval unit is a narrow product with a tight price band, it trades at a measurable discount to list, and it takes about three months to do it. The two rows that sat longest in that set of fourteen sat 624 days and 442 days (Matrix, September 2026), which is what happens when a Somerville unit is priced off a portal estimate or off a marketing square footage instead of off the county record.
That last point is not theoretical. Two of the fourteen closings were advertised at Pulte’s original marketing square footage rather than the county’s living area, which understated their price per square foot by $19 and $14 respectively (Lee County Property Appraiser condominium cost cards and Matrix, both read 8 September 2026). Four of the fourteen were advertised as three bedroom units when all 170 county cost cards and all four of Pulte’s own floor plans record two bedrooms and two bathrooms. Details like that are the difference between a defensible list price and a long, expensive sit.
Sellers: get a Somerville-specific opinion of value built on the county unit record and the fourteen closings, not on an algorithm. Request a Somerville at Sandoval home valuation, or call Jesse McGreevy direct at (239) 898-6072.
Buyers: before you write an offer, get the three association documents in hand and get someone to read them. Start with our buyer guide or call Marc Comisar direct at (239) 287-5873. Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and our Bonita Springs and Estero headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Daily life in Somerville at Sandoval happens on one street. Somerville Loop is the only road in the neighborhood, it carries all 22 buildings and all 172 units, the pool sits at the front of it just inside the entry, and every unit has one attached garage plus one assigned driveway space, with a recorded cap of two vehicles per unit.
Every unit is single level. Lee County classifies all 22 buildings as low rise condominium, one to three floors, and records each unit on floor 1 or floor 2 with nothing above (Lee County Property Appraiser condominium cost cards, 170 of 172 retrieved, read 8 September 2026). There is no elevator anywhere in Somerville and there is no carport anywhere in Somerville. Each stack has its own ground level entry, and the split across the 170 carded units is exactly 85 ground floor and 85 upper floor.
The most concrete daily life fact in the whole Somerville document set is a parking rule, and it is recorded. Section 9.7(A) of the Declaration of Covenants, Conditions and Restrictions for Somerville at Sandoval, CFN 2005000155773, recorded 7 December 2005, reads:
The driveways adjacent to condominium units with an attached garage shall not be considered part of the common elements of that Condominium. Those driveways are part of the Recreation Association Common Area. In the case of condominium units with an attached garage, each condominium unit is granted an easement over the driveway adjacent to the condominium unit’s attached garage for parking purposes, and such driveway is assigned to that condominium unit.
So the concrete slab in front of your garage door is not owned by your condominium association. It belongs to the Somerville at Sandoval Recreation Association and is assigned to your unit by easement. Section 9.7(E) of the same instrument adds the hard number: “Units may not park more than 2 vehicles on a permanent basis.” Owners and their families are barred from the guest spaces, which the same section reserves for temporary use, and parking on the association roadways is prohibited outright.
The list of what has to live inside the garage is longer than most buyers expect. Section 9.7(A) names security company vehicles, inoperable vehicles, golf carts, all terrain vehicles, ambulances, hearses, motorcycles, motorbikes, bicycles, watercraft, aircraft, house trailers, camping trailers, other trailers, vehicles with commercial markings, racks or tools in the bed, and tractors. Recreational vehicles and boats may sit in a driveway for no more than 24 hours while loading and unloading, and not more than twice per month. The Recreation Association is expressly permitted to order towing under Section 9.7(D). Compare that to a Sandoval single family driveway and you have a real, sourced discriminator that no listing sheet carries.
The roof is locked in by covenant. The 2004 Supplemental Declaration, INSTR 6576636, OR Book 4535 Pages 4121 to 4129, recorded 22 December 2004, Article IV.B.6, requires roofs of “a minimum of 4:12 slope” constructed of “flat concrete tile.” Section 9.8 of the 2005 Declaration then says: “The color of the roof tile shall not be changed nor shall other roofing materials or styles be substituted.” Window and wall air conditioning units are prohibited under Section 9.12. Hurricane shutters are the storm protection the governing documents expressly contemplate, under Section 9.13, with the section condominium association setting the specification subject to the master’s review.
Every unit has a screened outdoor room. Across the 170 carded units, 169 are coded BALCONY 3 SCREENED and one is recorded with an acrylic enclosure, with porch areas from 115 to 232 square feet (Lee County Property Appraiser cost cards, read 8 September 2026).
The recorded pet standard is words, not numbers. Section 9.6 permits “dogs, cats and other usual and non-exotic household pets … in reasonable numbers”, excludes pit bulls and wolf hybrids and dogs prone to or exhibiting aggressive behavior, requires all animals to be contained on the owner’s parcel, requires a carried pet or a hand held leash outside it, requires immediate pickup of solid waste, and gives the board authority to order permanent removal of a pet that becomes an unreasonable source of annoyance. There is no numeric pet cap and no weight limit in the recorded declaration. Whether your own Section adds one is a question only that Section’s condominium declaration answers, and it is one of the documents to order before you remove your inspection contingency.
Leasing is capped by covenant in two separate recorded instruments. Section 12.2 of the Declaration and Article IV.A.3 of the Supplemental Declaration both set a 30 day minimum lease term and no more than four leases per calendar year, entire units only, no timeshare. Section 9.1 closes the loop: “The use of a Unit as a public lodging establishment shall be deemed a business or trade use.” Read together, that is the short term rental answer for Somerville at Sandoval, and it is recorded rather than inferred.
One rule surprises nearly every investor. Section 6.1(C) suspends the owner’s own amenity and parking rights while a tenant is in place:
Any Owner who leases his Unit shall be presumed to have delegated his easements and rights to use the Recreation Association Common Area to his tenant, and such Owner’s easement and right to use the Recreation Association Common Area shall be suspended during the term of the lease … It is the intent hereof to prohibit dual usage of the recreation and parking facilities.
Home offices are allowed on narrow terms. Section 9.1 permits business activity inside a unit only where it is “not apparent or detectable by sight, sound or smell from outside the Unit”, conforms to zoning, “involves only telephone calls and correspondence to and from the Unit and does not involve non-residents coming into Somerville at Sandoval or door-to-door solicitation”, and is consistent with residential character.
Somerville at Sandoval sits at roughly 26.6083 north, 82.0295 west, in the southern part of the Sandoval master community. Measured straight line from the Somerville tract center to Census geocoded school addresses on 8 September 2026, Trafalgar Elementary School is 1.11 miles away, Trafalgar Middle School 1.22 miles, Ida S. Baker High School 1.79 miles, Gulf Middle School 1.96 miles, Cape Coral High School 3.41 miles and Cape Coral Hospital 5.91 miles. Those are straight line distances, not drive times.
Two of those distances are worth a sentence on their own. Both schools in the Lee County middle proximity zone that covers this address, Trafalgar Middle at 1.22 miles and Gulf Middle at 1.96 miles, sit inside two miles of Somerville at Sandoval, which puts a Somerville address inside the district’s closest proximity preference band for both middle options. And Somerville is nearer to Ida S. Baker High School than most of Sandoval is. Lee County operates on school choice with proximity preference rather than on hard boundaries, so treat these as the proximity picture and confirm assignment with the district for any specific address.
Irrigation runs on reclaimed water by recorded covenant. Section 9.11 requires the neighborhood to be equipped with dual water lines, with all underground irrigation connected to the non-potable line and all exterior spigots to the potable line. All electric, telephone, gas and other utility lines are underground under Section 9.4.
For a working buyer search across Cape Coral and the wider Sandoval market, our team site at Domain Realty Group is where the listing work lives, and Marc Comisar takes buyer calls directly at (239) 287-5873.
Somerville at Sandoval units sold for a median of $252,500 in the twelve months to 6 September 2026, across fourteen closings ranging from $212,500 to $282,500, on a median 1,373 square feet of Lee County living area. Median days on market was 95 and the median sale to list ratio was 95.4%, per the Southwest Florida MLS Matrix.
Data updated: September 2026
That is the whole population and not a sample: fourteen closings across a 172 unit neighborhood, and every one of them was read against the Lee County Property Appraiser condominium cost card for the unit before a number was published on this page.
Every median below names its population and its count, because four different populations exist for this neighborhood and three of them are thin. Placing any two of them side by side without saying what each one counts would be misleading, so we do not do it.
Source: Southwest Florida MLS Matrix, all Somerville at Sandoval product types, data date September 2026. County square footage from Lee County Property Appraiser condominium cost cards, read 8 September 2026.
Measure | Value | n and parity |
|---|---|---|
Median sold price | $252,500 | n = 14, even. Middle pair $250,000 and $255,000, mean of the pair $252,500 |
Arithmetic mean sold price | $255,200 | n = 14 |
Range | $212,500 to $282,500 | n = 14 |
Median county living area | 1,373 sq ft | n = 14, even. Middle pair 1,373 and 1,373 |
Median price per county square foot | $174.40 | n = 14, even. Middle pair $174.07 and $174.72 |
Sale to list ratio | 95.4% | n = 14, aggregate ratio across the set, not a median |
Days on market, median | 95 | n = 14, even. Middle pair 87 and 103 |
Inside that same set of fourteen, the floor a unit sits on moves the price, and it moves it the opposite way from what most buyers assume:
Upper floors carry the price at Somerville at Sandoval, and there is a physical reason for it rather than a preference reason. The upper units are 277 to 352 square feet larger than the ground units in the same building. In the twenty buildings that hold eight units the county records the ground stacks at 1,373 square feet and the upper stacks at 1,650 or 1,725 square feet (Lee County cost cards, 170 of 172 units, read 8 September 2026).
A second and completely separate series exists, built from Lee County’s own sale type coding on the condominium cost cards rather than from the MLS. Type 01 improved sales are the qualified arm’s length resales. This series covers 267 resales from 2009 to date and it is not the same population as the fourteen MLS closings above.
(Lee County Property Appraiser condominium cost cards, 1,008 recorded sales parsed across 170 of 172 units, read 8 September 2026.)
Pulte’s own closings to first owners are coded separately by the county as type 09 improved sales, 155 of them in total.
Set the 2006 developer median of $247,450 on n = 114 against the 2026 year to date qualified resale median of $264,900 on n = 13, and Somerville at Sandoval is up 7.1% in twenty years. Both figures come from Lee County’s own sale coding, read 8 September 2026, and each carries its own population above. That is a very different story from the Sandoval single family narrative, and any buyer or seller who is working from a Cape Coral appreciation headline needs to see it.
Against the 2022 reading of $347,450 on n = 18, today’s 2026 year to date median of $264,900 on n = 13 sits roughly 24% lower. Both are qualified resales from the same county series, so they are comparable to each other in a way that the MLS closing median and the county resale median are not.
Lee County’s 2025 just value across the 170 carded units has a median of $220,982.50, an even count with a middle pair of $211,110 and $230,855, in a range of $197,946 to $253,852, aggregating to $37,397,574 (Lee County cost cards, read 8 September 2026). That is the property appraiser’s assessment. It is not a list price, it is not a sold price, and it is not an opinion of value. Two of the 172 units, folios 10534168 and 10529317, do not return a cost card at all, so every cost card statistic on this page is computed on 170 of 172 units and says so.
Somerville at Sandoval and the Sandoval master community are two different inventory populations: one counts a 172 unit condominium neighborhood and the other counts every product type across the entire master community. On 172 doors with fourteen closings in twelve months, Somerville turns over roughly 8% of its units a year, so the number of doors on the market at any one moment is small and it moves. An inventory count is the fastest decaying number on this page, which is why this page publishes no active count at all: the live reading is one phone call, (239) 287-5873.
If you are the owner of one of those 172 units, the number of units competing with yours inside your own neighborhood on the day you go live is the first thing to check, and that is a listing conversation worth having this month rather than next spring. Request a Somerville at Sandoval home valuation or call Jesse McGreevy at (239) 898-6072.
Somerville at Sandoval began as one tract on one plat. The land is Tract 100 of the Sandoval Phase 1 plat, recorded in Plat Book 79, Pages 15 to 31 of the Public Records of Lee County, and it was set aside as a distinct neighborhood parcel by the master developer in 2004 before a single building went up on it.
The first instrument is the Supplemental Declaration of Covenants, Conditions and Restrictions for Sandoval, Somerville (Parcel 100) Neighborhood, INSTR 6576636, OR Book 4535, Pages 4121 to 4129, recorded 22 December 2004 at 10:58:14 AM by the Lee County Clerk of Circuit Court. Its declarant is Cape Coral Development Associates, LLC, the Sandoval master developer, part of the Bonita Bay Group, acting by Resource Conservation Properties, Inc. The instrument’s own text says it was made on the 16th day of December 2004 and it was recorded six days later. Where the master’s website dates it 12/16/2004, that is the execution date. The recording date is 22 December 2004.
Article IV.B.1 of that instrument is one sentence long and it decides the entire shape of the neighborhood: “The Neighborhood shall contain no more than 172 Units.” Article IV.B.3 sets a size band of not less than 1,200 and not more than 2,200 square feet of enclosed living area per dwelling. Article IV.B.4 requires an enclosed garage for at least one and not more than two cars, with automatic openers, and a minimum of two parking spaces per unit, one of them in the garage. Article IV.B.5 describes what may be built here as “attached, multi-family dwellings and recreational amenities approved by the Declarant, including pools, decks, cabanas, and other amenities.” Article IV.B.6 fixes the roof at flat concrete tile on a minimum 4:12 slope. Article IV.B.10 permanently designates Tract 1-I of the Sandoval Phase 1 plat as a lake tract maintained by Cape Coral Development Associates, LLC rather than by either Somerville association.
The second instrument is the Declaration of Covenants, Conditions and Restrictions for Somerville at Sandoval, CFN 2005000155773, recorded 7 December 2005 at 11:06 AM, 62 pages, recording fee $528.50, Charlie Green, Lee County Clerk of Circuit Court. Its declarant is Pulte Home Corporation, a Michigan corporation authorized to do business in Florida and “the present fee title owner of the subject property.” It was drafted by Steven M. Falk of Roetzel & Andress in Naples and executed by Edwin D. Stackhouse as Pulte’s agent and attorney in fact. Exhibit “A” to that instrument describes the land as Tract “100”, Sandoval Phase 1, Plat Book 79 at Page 15 et seq.
Two declarants, two instruments, one year apart, doing two different jobs. Cape Coral Development Associates set the neighborhood’s outer limits as master developer. Pulte, as the builder and the then owner of the tract, created the Somerville at Sandoval Recreation Association, Inc. and wrote the covenants that still govern the pool, the roads, the driveways and the landscaping today.
Pulte’s 2005 declaration reaches the same number the master’s 2004 instrument did. Section 1.14 describes a parcel as intended for “up to 172 attached or detached residences for a single family”, and the recital on page 7 describes “a planned unit development named ‘Somerville at Sandoval’ consisting of up to 172 residential units.”
Somerville at Sandoval is 172 condominium units in 22 buildings, and it is finished. The supplemental declaration recorded in 2004 says the neighborhood “shall contain no more than 172 Units”, the declaration recorded in 2005 describes it as up to 172 attached or detached residences, and Lee County today records exactly 172 condominium parcels inside it, plus four common element parcels, one for each of the four condominium sections, and the Recreation Association’s own 13.53 acre tract. Twenty of the 22 buildings hold eight units and two hold six.
The four sections are not equal. Section I holds 54 units across seven buildings, Section II holds 48 across six, Section III holds 56 across seven, and Section IV holds just 14 across two.
The four condominium sections were created and recorded across a 25 month window, and the Florida corporate filings mirror the build sequence exactly (Florida Division of Corporations, all five entities read 8 September 2026, all ACTIVE):
Association | Sunbiz document number | Filed |
|---|---|---|
Somerville at Sandoval Recreation Association, Inc. | N05000012184 | 5 December 2005 |
Somerville at Sandoval Section I Condominium Association, Inc. | N05000012187 | 5 December 2005 |
Somerville at Sandoval Section II Condominium Association, Inc. | N06000002820 | 13 March 2006 |
Somerville at Sandoval Section III Condominium Association, Inc. | N06000008328 | 7 August 2006 |
Somerville at Sandoval Section IV Condominium Association, Inc. | N08000000059 | 2 January 2008 |
The buildings followed the same order. Lee County’s building subarea records put 24 units in service in 2005 (Buildings 1, 2 and 3), 132 of the 170 carded units in 2006, and the last 14 units in 2008 in Buildings 9 and 8 (Lee County Property Appraiser cost cards, read 8 September 2026). Pulte’s own closings to first owners begin on 18 November 2005, when Buildings 1 and 2 closed together. The last Building 8 unit changed hands on 30 March 2009, after the county’s developer-era sale coding had already closed at the end of 2008.
Pulte did not build along the street in order. The recorded phase legals for Section I name Buildings 1, 2, 22, 3, 21, 4 and 20 in phase order, which means the builder alternated between the two legs of the loop rather than working down one side.
Sections I, II and III closed out through 2006 and 2007. Buildings 8 and 9, which are Section IV, did not deliver until 2008, and their last units did not close until 2009. The developer era median in 2006 was $247,450 on n = 114; by 2008 it was $165,800 on n = 7 (Lee County sale type 09 coding, read 8 September 2026). Section IV is the recession wing of Somerville at Sandoval, it was redesigned before it was built, and as Section 6 and Section 8 of this page show, it is still the most expensive wing to own.
Pulte marketed Somerville as “a charming collection of carriage-style home designs” and sold it under the banner of “Maintenance-Free Living” (Pulte Homes neighborhood page, archived 27 August 2008, read 8 September 2026). Its sales office in 2006 was at 2538 Greendale Place and by 2008 it had moved on site to 2603 Somerville Loop, which is Building 1.
172 entitled in 2004, 172 entitled again in 2005, 172 built, none remaining. Two independently recorded instruments five years apart and the county’s present day parcel roll all land on the same number, and there is no vacant land inside Tract 100 on which Somerville at Sandoval could ever grow.
Somerville at Sandoval was built entirely by Pulte Home Corporation as two story attached carriage homes, and every one of its 172 units is a two bedroom, two bathroom condominium with a one car attached garage and a screened porch. Pulte advertised four floor plans in 2006 and Lee County measures six distinct living areas across the finished neighborhood.
These four plans, their sizes, their bed and bath counts, their garage and their 2006 base prices come from Pulte’s own community page, its printable community page and its Instant Brochure Wizard, all captured on 13 November 2006 by the Internet Archive and read 8 September 2026. The same plan block appears identically on all three pages, so it is not a one page artifact. No public page anywhere states this today.
Pulte plan name | Advertised sq ft | Beds | Baths | Garage | Base price as advertised 13 November 2006 |
|---|---|---|---|---|---|
Heron | 1,438 | 2 | 2 | 1 Car Garage Attached | From $241,900 |
Egret | 1,536 | 2 | 2 | 1 Car Garage Attached | From $255,900 |
Spoonbill | 1,797 | 2 | 2 | 1 Car Garage Attached | From $262,900 |
Cormorant | 1,857 | 2 | 2 | 1 Car Garage Attached | From $264,900 |
Lee County measures living area, which excludes the garage and the screened porch, so the county’s figures and Pulte’s marketing figures are not the same measurement and do not reconcile. Across the 170 units with a county cost card, read 8 September 2026:
County living area | Units | Floor | Share of the 170 carded |
|---|---|---|---|
1,345 sq ft | 3 | ground | 1.8% |
1,373 sq ft | 78 | ground | 45.9% |
1,392 sq ft | 4 | ground | 2.4% |
1,650 sq ft | 39 | upper | 22.9% |
1,688 sq ft | 4 | upper | 2.4% |
1,725 sq ft | 42 | upper | 24.7% |
Ground floor units are 85 of the 170 carded, upper floor units are the other 85, an exact half and half split.
We publish both tables and we do not map one to the other, because the corpus cannot support a mapping. Three bridging rules were tested and all three failed, and the MLS contradicts itself on the point: unit #201 and unit #2201 are the identical county unit type at 1,650 square feet, and were advertised at 1,857 and 1,797 square feet respectively. The defensible statement is that Pulte sold two smaller plans and two larger plans, and Lee County records two ground floor sizes and two upper floor sizes in every eight unit building. If you need to know which plan name belongs to your specific unit, the answer is in your Section’s recorded Declaration of Condominium exhibits, which is one of the documents we order for clients before an offer goes in.
Every building in Somerville at Sandoval has its own street address on Somerville Loop, and there is no second street. Buildings 1 through 7 run 2603, 2611, 2615, 2619, 2623, 2627 and 2631 ascending. Buildings 8 through 22 run 2668, 2664, 2660, 2656, 2652, 2648, 2644, 2640, 2636, 2632, 2628, 2624, 2620, 2616 and 2612 descending. The one gap in that address run is 2607 Somerville Loop, which is the Recreation Association’s own tract with the pool on it, sitting between Building 1 and Building 2 at the front of the neighborhood.
The unit numbering rule is simple once you know it, and it holds for all 172 parcels with no exceptions: the unit number is the building number followed by a two digit stack number. Unit #106 is Building 1, stack 06. Unit #2101 is Building 21, stack 01. Unit #903 is Building 9, stack 03.
In the twenty buildings that hold eight units, the stack tells you the floor and the size before you ever open a listing:
Stack | Floor | County living area | Garage | Screened porch |
|---|---|---|---|---|
01 (end) | upper | 1,650 sq ft | 209 sq ft | 213 sq ft |
02 (end) | ground | 1,373 sq ft | 230 sq ft | 128 sq ft |
03 (inner) | ground | 1,373 sq ft | 230 sq ft | 132 sq ft |
04 (inner) | upper | 1,725 sq ft | 214 sq ft | 217 sq ft |
05 (inner) | upper | 1,725 sq ft | 214 sq ft | 217 sq ft |
06 (inner) | ground | 1,373 sq ft | 230 sq ft | 132 sq ft |
07 (end) | ground | 1,373 sq ft | 230 sq ft | 128 sq ft |
08 (end) | upper | 1,650 sq ft | 209 sq ft | 213 sq ft |
So in any eight unit building, stacks 01, 04, 05 and 08 are upstairs and stacks 02, 03, 06 and 07 are on the ground. Two buildings are the exception. Buildings 8 and 22 hold six units rather than eight, they drop the fourth stack, and their upper stacks are 01, 03 and 06.
That layout is confirmed by the 2005 surveyor. Exhibit “A” of CFN 2005000155773, prepared by Rhodes & Rhodes Land Surveying, surveys the eight unit Section I buildings at 77 feet by 150 feet and the six unit Building 22 at 77 feet by 116 feet. That is 37.5 feet per stack across four stacks and 38.7 feet per stack across three, which is exactly what the county’s present day unit inventory shows.
Buildings 8 and 9, at 2668 and 2664 Somerville Loop, are Section IV. They went up in 2008, three years after everything else, and Pulte redesigned them:
Sections I, II and III | Section IV | |
|---|---|---|
Ground floor living area | 1,373 sq ft | 1,345 and 1,392 sq ft |
Upper floor living area | 1,650 and 1,725 sq ft | 1,688 and 1,725 sq ft |
Garage area | 209, 214 or 230 sq ft | 203, 223 or 274 sq ft |
Screened porch | 128 to 217 sq ft | 115 to 232 sq ft |
Year built | 2005 and 2006 | 2008 |
Units | 158 across 20 buildings | 14 across 2 buildings |
The largest garage in the whole neighborhood is in Section IV, at 274 square feet on the 1,688 square foot upper end units, against 209 square feet on the equivalent unit in the earlier sections. The smallest unit in Somerville at Sandoval is also in Section IV, at 1,345 square feet.
Section IV is also the most expensive wing to carry. Both of the Section IV closings in the twelve months to 7 September 2026 carried a $500 per month condominium fee against $410 to $415 in the other three sections, and both totalled $8,732 a year (Southwest Florida MLS Matrix fee fields, data date September 2026). That is n = 2 against n = 10, so treat it as a signal to check on the estoppel rather than as a published rate. The structural reason is visible enough: 14 units carrying the fixed costs of two buildings instead of 158 units carrying twenty.
Somerville’s 22 buildings are two stories. Lee County classifies every unit as a low rise condominium and records each one on floor 1 or floor 2 with nothing above, the 2005 surveyor’s footprints in the recorded declaration match a two story building of four stacks, and when the association replaced the windows and doors in 2025 the City of Cape Coral issued the permits two per building, one for the first floor and one for the second. That matters because Florida’s milestone inspection requirement and its structural integrity reserve study requirement are both switched on by the same thing, three habitable stories, under sections 553.899 and 718.112 of the Florida Statutes. Somerville does not reach that height, so neither requirement applies to it, whatever the buildings’ age. That is not the same as saying no inspections and no reserves. A Florida condominium budget must still carry reserves for roof replacement, painting and paving, and because Somerville’s associations are not required to obtain a structural integrity reserve study, they also keep the right that taller buildings lost at the end of 2024: a majority of owners can still vote to reduce or waive those reserves. So the budget is the document to read.
Note the precise phrasing above. Every unit in Somerville at Sandoval is single level; 85 of the 170 carded units sit on the ground floor and 85 sit on the upper floor. The buildings are two stories, not the units.
We will not tell you the exterior wall construction or the original glazing, because no source we can reach states either. The Lee County condominium cost card format carries no exterior wall, roof cover or wind mitigation element at all, and the recorded Declaration of Condominium for each Section, which under Florida Statute 718.104 must describe the improvements, is the instrument that settles it. What is on the record is that the roof is flat concrete tile at a minimum 4:12 slope and may never be changed, that shutters are the storm protection the governing documents contemplate, and that every building’s windows and doors were replaced across 2025 and 2026 under 45 building level permits issued by the City of Cape Coral, which makes the original glazing question largely moot for anyone buying in 2026.
Selling a Somerville at Sandoval unit? Price it off the county unit record and the fourteen closings, not off a marketing square footage. Request a Somerville at Sandoval home valuation or call Jesse McGreevy direct at (239) 898-6072.
Buying one? We order and read all three association document sets before your inspection period runs, including the Section declaration that answers the plan name, the percentage share and the approval process. Start with the McGreevy and Comisar buyer guide or call Marc Comisar direct at (239) 287-5873. Nationally Recognized Top Producing Realtors and Platinum Sales Production Award Winners, working out of 9180 Galleria Ct #200, Naples, FL 34109 and 8290 College Parkway, Unit 201, Fort Myers, FL 33919.
Somerville at Sandoval owns one amenity and shares the rest. Inside Somerville there is a swimming pool and a single story building of 1,008 square feet, funded entirely by Somerville’s own owners, who hold the recorded easement over it. Everything else, from Club Sandoval to the courts to the lake, comes through the separate Sandoval master assessment that every Somerville owner also pays.
This is the single most misread fact about Somerville at Sandoval, and it is worth getting exactly right.
Somerville’s recreation tract sits at 2607 Somerville Loop, Lee County folio 10499533, and covers 13.53 acres. That acreage is not an amenity campus. The county codes the tract’s land use as right of way, its legal description is Tract 100 of the Sandoval Phase 1 plat less the condominium parcels, and what it actually holds is the neighborhood’s internal roads, the driveways in front of every garage, the landscaped ground and the pool site, all of them maintained by the Somerville at Sandoval Recreation Association under section 7.1 of the recorded declaration, which names the recreational facilities and the roadways in the same sentence. The amenity itself is a swimming pool and a single story building that Lee County records at 1,008 square feet with 234 of them heated, built in 2006. The recorded documents describe what was permitted here as pools, decks and cabanas. Treat it as a neighborhood pool with a cabana, not as a second clubhouse.
To put a number on that: 234 square feet of conditioned space is a restroom and equipment core. There is no clubhouse, no fitness room, no meeting room and no social room inside Somerville at Sandoval. Lee County records exactly one building on the recreation tract, folio 10499533, and zero buildings on each of the four Section common element parcels (Lee County parcel records, read 8 September 2026).
One more improvement is on the municipal record. When the association re-roofed all 22 buildings in June 2024 it re-roofed the pool house and a mail kiosk at the same time, with the kiosk permitted separately at a declared valuation of $4,069.65 and the pool house at $13,349.86 (City of Cape Coral permit records, read 8 September 2026). So a mail kiosk structure exists inside Somerville and was re-roofed alongside the buildings in 2024. That permit does not establish how the Postal Service delivers here, and we will not guess at it; the Sandoval architectural standards for multi-family communities set the mailbox design and location, and that document sits behind the association’s member login.
The Declaration of Covenants, Conditions and Restrictions for Somerville at Sandoval, CFN 2005000155773, answers the use question on its own face. The recital, on page 3 of the recorded instrument, reads:
Certain recreational areas will be set aside for the use of all owners and residents in Somerville at Sandoval. Owners of Parcels located within Somerville at Sandoval shall be responsible for the expenses of the management, operation and maintenance of the Recreation Association and all Recreation Association Common Area.
And Section 6.1 grants the easement itself:
Every Owner and his tenants, guests and invitees shall have a perpetual non-exclusive easement for ingress, egress and access in, to and over Recreation Association Common Area for use in common with all other Owners, their tenants, guests and invitees, except as otherwise limited in the Governing Documents.
Section 6.1(C) extends that right to “the members of his family who reside with him, and to his tenants, guests and invitees, subject to regulation from time to time by the Recreation Association.” Section 1.24 defines an Owner as the record owner of fee simple title to any parcel in Somerville at Sandoval.
Put together:
Access to the Somerville pool follows who pays the Recreation Association. Every owner of a parcel in Somerville at Sandoval, and their family in residence, their tenants, guests and invitees, holds a perpetual easement over it under section 6.1, and section 7.1 and the declaration’s own recital put the entire cost of running and maintaining it on Somerville’s owners alone. The rest of Sandoval does not pay for it and holds no easement over it. The one documented exception is a right the developer reserved, and never exercised on the record, to let owners of land it chose not to submit to the declaration use the same facilities on condition that they pay their pro rata share of the cost.
Two working consequences follow. First, if you lease your unit, Section 6.1(C) suspends your own pool and parking rights for the term of the lease, because the declaration’s stated intent is “to prohibit dual usage of the recreation and parking facilities.” Second, the pool’s operating rules are not in any public document. Section 9.3 says residents must observe “pool rules posted on signs in the Recreation Association Common Area”, and Section 1.27 puts them in the Recreation Association’s Rules and Regulations. Hours, guest counts and age rules therefore come from Compass Rose Management or from a resale package, and we will not publish numbers we cannot source.
We also will not tell you the pool is heated, or how big it is, or that there is a spa. Pulte’s 2008 marketing described a “private Somerville pool and spa”, and no county record, no recorded instrument and no association page reachable in 2026 confirms a spa. The record that settles it is the Florida Department of Health public swimming pool operating permit for 2607 Somerville Loop, or the association’s own reserve study.
Every Somerville owner is a member of the Sandoval Community Association by recorded covenant, and it is not optional. Section 2.1 of the Somerville declaration: “Each Parcel Owner in Somerville at Sandoval takes title subject to, and agrees to comply with, the Community Association Documents … Each Parcel Owner becomes a member of the Community Association and that membership is appurtenant to and inseparable from ownership.” Section 1.18 defines Somerville as a “Neighborhood” of the master, and the master’s own governing documents index lists Somerville as Parcel 100.
That membership buys into the following, all of it outside Somerville and all of it shared with the whole community (Sandoval Community Association amenity pages and Lee County parcel records, read 8 September 2026):
Note what is not inside Somerville at Sandoval: no tennis court, no pickleball court, no bocce, no basketball, no playground, no dog park, no fishing pier and no fitness equipment. All of those are master amenities across the community, reached by resident ID card. Section 9.11 of the Somerville declaration even bars basketball hoops, outdoor toys and swing sets from an owner’s parcel and from any lanai.
The contrast is the useful part for a buyer. At Club Sandoval a guest needs a resident escort and a resident ID card, the counts are published by the association, tenants buy their own ID cards at $11 and vehicle stickers at $15 each, and the master runs guest registration through a resident managed platform with an open house procedure written into its realtor information page. At the Somerville pool, two hundred yards from Building 1, the rules are on a sign the Recreation Association posts, and the recorded covenant simply extends the owner’s easement to family in residence, tenants, guests and invitees.
One more piece of the split matters more than it sounds. Section 7.2 of the Somerville declaration puts the lawns, landscaping and irrigation of the entire neighborhood on the Somerville at Sandoval Recreation Association, at Somerville owners’ expense, and Section 6.6 gives the Recreation Association a perpetual easement across every parcel to do it. Somerville does not buy landscaping from the master. It buys it from itself, which is exactly why Somerville sits on the master’s cheaper dues tier, and why the money in the next section moves between bills rather than disappearing.
A Somerville at Sandoval owner pays three associations, not one, and the total is roughly $4,900 a year more than a Sandoval single family owner pays. That is the answer to the question this whole page exists for, and the reason is not that Somerville is a condominium. It is that Somerville is attached housing, which is a different and much less alarming thing.
A Somerville owner pays three associations, not one. The Sandoval Community Association bills the master assessment separately, and the recorded declaration says in section 4.2 that master assessments are never a common expense of the other two. The Somerville at Sandoval Recreation Association funds the pool, the roads, the driveways and the landscaping. And the owner’s own section condominium association, one of Section I, II, III or IV, funds the buildings. In practice the recreation assessment is collected inside the monthly condominium bill, because section 4.9 of the declaration requires the section association to collect it in the same way it collects its own and remit it as a lump sum, so the single monthly figure a listing shows is usually two of the three layers already added together.
Layer | Entity | Statute | What it funds |
|---|---|---|---|
1 | Sandoval Community Association, Inc., Sunbiz N03000010403, administered c/o Precedent Hospitality since 7 January 2026 | Chapter 720 | Club Sandoval, the Lagoon Pool, Calypso Park and Calypso Lake, the Esplanade, all courts, both dog parks, the gates, the master lakes and stormwater system, bulk internet |
2 | Somerville at Sandoval Recreation Association, Inc., Sunbiz N05000012184, manager Compass Rose Management as filed 27 March 2026 | Chapter 720 | The Somerville pool and cabana, Somerville Loop and all internal roads, every driveway, and all lawns, landscaping and irrigation inside Somerville |
3 | Your own Section condominium association, Section I N05000012187, II N06000002820, III N06000008328 or IV N08000000059, all filed with Compass Rose Management as manager in March 2026 | Chapter 718 | The buildings themselves, the roofs, the exteriors and the master property insurance on them |
So a Somerville buyer buys a Chapter 718 condominium unit that is simultaneously a Chapter 720 parcel in two homeowners associations. A Sandoval single family buyer buys one Chapter 720 parcel and nothing else. Three associations, two statutes, and a second management company: the master is administered from St. Petersburg, Somerville is administered from Cape Coral by Compass Rose Management, 1010 NE 9th Street Suite A, Cape Coral FL 33909, which is also its own registered agent on all five Somerville filings (Florida Division of Corporations, filings dated 23 and 27 March 2026, read 8 September 2026).
Across the fourteen Somerville closings in the year to 7 September 2026, the median total of all recurring association fees was $7,848 a year, in a range from $6,344 to $8,732. Over the same window a Sandoval single family home closed at a median of $2,932 and a Sandoval attached villa at $7,862. So a Somerville condominium costs about $4,916 a year more to carry than a Sandoval single family home, and about $4,500 more once the lighter tax line is netted off. But look at the villa number again. Sandoval’s attached villas are not condominiums at all, they are Chapter 720 homeowners association product, and they pay within $14 of Somerville. The premium is what attached housing costs. It buys roofs, exteriors, grounds and master insurance that a single family owner in the same community pays for out of pocket and never sees on an association bill.
Stated with its populations and its parity, because these are three different sets of closings (Southwest Florida MLS Matrix fee fields, data date September 2026, 93 closed rows audited across the master community):
Population | n | Parity | Median total annual recurring fees |
|---|---|---|---|
Somerville at Sandoval condominiums, closed 365 days to 7 September 2026 | 14 | even; middle pair $7,848 and $7,848 | $7,848 |
Sandoval attached villas, same window | 8 | even; middle pair $7,780 and $7,944 | $7,862 |
Sandoval single family homes, same window | 71 | odd | $2,932 |
The Somerville arithmetic mean is $7,822 and the range is $6,344 to $8,732. That $6,344 low is not a cheap building. It is MLS 224050778, a unit that sat 624 days, whose master line and whose monthly condominium fee are both older rates than every other row in the set. Both of the $8,732 highs are the two Section IV closings.
The Sandoval Community Association publishes two master rates, one for neighborhoods where landscaping is not included and one where it is. Somerville sits on the lower one, because section 7.2 of its own declaration puts Somerville’s lawns, landscaping and irrigation on the Somerville Recreation Association instead. Closings across the past year report that master line at $683 a quarter on the older files and $733 on the newer ones, against the $682.50 the association’s own page still shows. Those are fees as reported at each closing across a twelve month window, not a current rate card, and the association has never published which tier applies to which neighborhood.
There is a cross check worth seeing. A Sandoval single family owner pays the master and nothing else, and the single family median total annual recurring figure is $2,932, which is exactly $733 times four. That is arithmetic on figures already in the audit rather than a published rate, and it settles which tier Somerville is on without dating any increase. MLS fee fields are entered at listing and are not re-dated, so we publish no effective date and no percentage for any master increase.
The three association layers never appear on one statement, and no listing field adds them up correctly. We read the estoppel, the master rate card and the Section budget together and hand you the annual carrying cost in writing before you commit. Buyers: Marc Comisar, (239) 287-5873, or start with the McGreevy and Comisar buying process. Owners pricing a sale: Jesse McGreevy, (239) 898-6072, or request a Somerville at Sandoval home valuation.
You will not find a standalone Recreation Association dollar figure anywhere on this page, and you will not find one on a listing sheet either. Section 4.9 of the declaration requires each section condominium association to collect the Recreation Association’s assessments “in the same manner as the Neighborhood Association collects its own assessments” and remit them as a lump sum. So the monthly condominium fee a listing shows is very likely the condominium assessment and the recreation assessment already added together. The record that separates them is the Recreation Association’s adopted annual budget, which comes in an estoppel package, and Section 4.8 requires the association to furnish a certificate within 15 days of a written request.
Two related mechanics belong in a buyer’s head. Section 4.6 makes the Recreation Association’s lien subordinate to the master’s lien and to institutional first mortgages but superior to the section condominium association’s lien. And because Section 4.9 obliges your Section to remit the recreation assessment for every unit whether or not every owner paid, a delinquency at the recreation layer lands on your Section’s budget, which is the mechanism behind mid year condominium fee changes in a structure like this one.
Section IV is different. Its two buildings went up in 2008, three years after the rest, with a different set of unit sizes and larger garages, and only 14 units to carry the fixed costs. Both of the Section IV closings in the past year carried a $500 monthly condominium fee against $410 to $415 in the other three sections, and both totalled $8,732 a year. Two closings is two closings, so treat it as a signal to check rather than as a published rate.
The Sandoval Community Association publishes a $4,000 reserve contribution payable to the association at a resale closing. Eleven of the fourteen Somerville closings in the year to 7 September 2026 reported a $4,000 transfer fee, one reported $3,000 and two reported none, and nine reported an application fee of $150, which is the per applicant ceiling Florida law sets for a condominium transfer approval fee. Ask for the figure in writing on the estoppel rather than budgeting from a listing field, and read line 8.f of the condominium estoppel form, which is the line that has to disclose any capital contribution, resale fee or transfer fee.
One more line item is specific to this structure and it catches sellers out. A Somerville sale can need up to three estoppel certificates, because the unit is a member of three associations, and they come from two different management companies. Florida caps each at $250 where nothing is delinquent, plus $100 for expedited delivery and up to $150 more if money is owed, and the caps are the same under the condominium statute and the homeowners association statute. A Sandoval single family closing needs one. Item 8.j of the condominium estoppel form is the line that lists every other association the unit belongs to, and it is the line to read first.
That is exactly the kind of thing that turns into a delayed closing when nobody orders it early. It is also exactly the kind of thing McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate knowing how to handle. If you are selling a Somerville at Sandoval unit, call Jesse McGreevy at (239) 898-6072 or request a home valuation, and we will map the three association orders before the contract is signed rather than after.
Somerville at Sandoval carries a lighter non ad valorem tax line than a Sandoval single family home, by $416.38 on the 2025 certified bills, and the entire difference is visible on the two bills themselves. It is a real and fully explained number, and it is not a reason to buy: the association side runs about twelve times larger the other way.
Lee County’s 2025 certified tax bills put the non ad valorem charges on a Somerville condominium at $596.59 and on a Sandoval single family home at $1,012.97, a difference of $416.38, and the whole of that difference is visible on the bills themselves. The City of Cape Coral’s solid waste assessment, $384.25, does not appear on the Somerville bill at all. The Lee County solid waste line is $18.31 on the condominium against $36.56 on the house. The city fire services assessment is $515.88 against $529.76. Stormwater is $62.40 on both. Those three differences add to $416.38 exactly. The reason the city line is missing is not a discount, it is a definition: the city’s residential solid waste assessment funds curbside service for residential property of four units or fewer, and every Somerville building holds six or eight units, so Somerville is served instead by the city’s franchise hauler on containerized collection billed to the association. A Sandoval single family owner pays for trash on the tax bill. A Somerville owner pays for it inside the association fee. Different line, same trash. These are two individual 2025 bills, one Somerville unit and one Sandoval single family home, not community averages.
Assessment line, 2025 certified bills | Sandoval single family, folio 10555884 | Somerville condominium, folio 10521550 | Difference |
|---|---|---|---|
City fire services assessment | $529.76 | $515.88 | $13.88 |
City solid waste assessment | $384.25 | not billed | $384.25 |
City stormwater | $62.40 | $62.40 | $0.00 |
Lee County solid waste | $36.56 | $18.31 | $18.25 |
Total | $1,012.97 | $596.59 | $416.38 |
$384.25 plus $18.25 plus $13.88 is $416.38, and both column totals reconcile independently to the published totals on the two bills.
The mechanism is in the Cape Coral Code of Ordinances, Chapter 9, read 8 September 2026. Section 9-65 defines a “large scale multi-family dwelling” as “a building, structure, apartments or condominiums consisting of five or more dwelling units”, against a “small scale multi-family dwelling” of two to four units. Section 9-66(a) makes franchise hauler service mandatory for every dwelling in the city. Section 9-68(b)(1) then routes the large scale category to containerized service “mechanically dumped by the franchise hauler”, with charges “assessed on the basis of cubic yard of the refuse container.”
Every Somerville building holds six or eight units. Twenty buildings hold eight and two hold six, so all 22 fall on the large scale side of that definition, and none of them is eligible for the residential curbside assessment.
The City’s own assessments page states the purpose in one sentence: the solid waste assessment funds “solid waste services benefiting residential property (4 units or less) located within the City”, charged per dwelling unit and billed annually on the property tax bill (capecoral.gov, read 8 September 2026).
Three further sources agree independently. Point in polygon queries against the City of Cape Coral’s own Solid Waste Routes layer on 8 September 2026 returned zero features for ten sampled Somerville Loop addresses and for the recreation tract, while two control points inside the same master community, a Sandoval single family home and the Club Sandoval tract, both returned Route 675, Thursday, Waste Pro. And Lee County’s own parcel classification reads GARBTYPE = M for multi-family on the Somerville units and GARBTYPE = R for residential on the Sandoval single family homes.
We are not going to publish a Somerville trash day, a hauler contract, a container count or a recycling arrangement. The mechanism is proven; the schedule is between the association and the hauler and is not public.
Read the $416.38 against the fee stack in the previous section and it disappears. Somerville at Sandoval runs about $4,916 a year more in recurring association fees than a Sandoval single family home, and the tax line runs $416.38 a year less. That is a ratio of roughly twelve to one against the tax saving. Net, a Somerville unit costs about $4,500 a year more to carry than a Sandoval single family home.
Two things are true at once and both belong in a buyer’s spreadsheet. Somerville does have a genuinely lighter non ad valorem line, fully attributed and verifiable on the certified bills. And that lighter line is swamped by the association side, which is where the roofs, the exteriors, the grounds and the master insurance actually get paid for. Anyone presenting the $416 as a reason to prefer Somerville on cost is reading one bill and ignoring the other three.
Where it does matter is in the annual carrying cost calculation you run before you make an offer, and in the net sheet a seller reviews before pricing. We build both from the primary records rather than from listing fields. Buyers: Marc Comisar, (239) 287-5873, or the McGreevy and Comisar buyer guide. Sellers: Jesse McGreevy, (239) 898-6072, or a Somerville at Sandoval home valuation. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and this is the level of detail we bring to a 1,373 square foot condominium.
Somerville at Sandoval runs on three stacked sets of recorded documents, and section 1.9 of the 2005 declaration ranks them: the Sandoval master documents first, the Somerville at Sandoval Recreation Association second, and the owner’s own section condominium documents third. When they conflict, they are applied in that order.
That ranking is not an interpretation. It is printed in the instrument. The governing declaration is CFN 2005000155773, Declaration of Covenants, Conditions and Restrictions for Somerville at Sandoval, 62 pages, recorded with the Lee County Clerk of Circuit Court on 7 December 2005 and drafted by Steven M. Falk of Roetzel and Andress in Naples for Pulte Home Corporation, the then fee owner of Tract 100. A year earlier, on 22 December 2004, the Sandoval master declarant, Cape Coral Development Associates, LLC, recorded the neighborhood’s supplemental declaration as INSTR 6576636, OR Book 4535, Pages 4121 to 4129. Those are the two Somerville instruments that have been read end to end for this page, and they are the only two whose numbers appear on it. Both are available at the Lee County Clerk’s official records search at or.leeclerk.org/LandMarkWeb.
Section 1.9 defines the Governing Documents as the Community Association Documents, the Recreation Association Documents and the Neighborhood Association Documents, then says: “In the event of a conflict in the interpretation of the Governing Documents, they shall be applied in the order of priority stated above.” Architectural review runs the same ladder. Section 5.4 provides that the Recreation Association’s Architectural Planning Criteria take priority over anything a Neighborhood Association adopts, and that the master’s Architectural Standards take priority over both. Three layers of architectural review sit over one 1,373 square foot condominium, which is the size of the most common unit in the neighborhood on the Lee County record read 8 September 2026.
Article VI of the 2004 supplemental declaration adds one more rule that runs the other way: where the supplemental declaration and the master declaration conflict, the supplemental declaration controls for this neighborhood.
Section 1.1 of the Somerville declaration defines “Act” as Chapter 720, Florida Statutes (2005), and Article III of the Recreation Association’s Articles of Incorporation gives it the powers and duties of a homeowners’ association. So a Somerville at Sandoval owner is not simply “in a condo.” They sit inside two Chapter 720 homeowners’ associations, the Sandoval Community Association and the Somerville at Sandoval Recreation Association, plus one Chapter 718 condominium association, their own Section I, II, III or IV. Three associations, two statutes.
All five corporations were confirmed ACTIVE on the Florida Division of Corporations record read 8 September 2026: Recreation Association N05000012184 (filed 5 December 2005), Section I N05000012187 (5 December 2005), Section II N06000002820 (13 March 2006), Section III N06000008328 (7 August 2006) and Section IV N08000000059 (2 January 2008). All five now show Compass Rose Management, 1010 NE 9th Street Suite A, Cape Coral FL 33909, as principal address and registered agent, on annual reports filed 23 March and 27 March 2026. The master, by contrast, is administered from St. Petersburg by Precedent Hospitality with a Naples law firm as its registered agent, on its own filings of 7 January and 27 March 2026. Different companies, different cities, different document portals.
Section 3.4(C) of the recorded declaration says it plainly: “Except for the election of directors at the Transition Meeting and thereafter, Class A Members shall be ‘Non-Voting Members’. Each Neighborhood Association shall be deemed a ‘Voting Member’ of the Recreation Association, and shall vote on behalf of the ‘Non-Voting Members’ through each Neighborhood Association’s Representative.” Section 3.5 repeats it: one vote per parcel, and “with the exception of elections of directors, such votes shall be cast on their behalf by the applicable Neighborhood Association Representative.”
So on almost every Recreation Association question, an owner in Somerville at Sandoval does not vote directly. Their Section board designates one Representative by a certificate signed by its President or Vice President and filed with the Recreation Association’s Secretary, and that person conclusively casts all of that Section’s votes. The one carve-out is the election of Recreation Association directors, which Class A members vote on themselves. The declaration also warns, at page 8, that this Representative is “legally distinct” from the Neighborhood Representative who casts votes on Sandoval master matters. Two different Representatives, two different jobs.
Two people currently sit on both levels at once. On the 2026 Sunbiz filings, Gary Keller is President of the Recreation Association and President and Treasurer of Section IV, and Jeff Smith is Vice President and Treasurer of the Recreation Association and President of Section II. That is exactly what the Representative mechanic in section 3.4(C) was built to produce, and it is verifiable on the state’s own site.
Section 4.5 makes unpaid Recreation Association assessments, interest at the highest rate allowed by law and collection costs “a charge and continuing lien upon the Parcel”, superior to any homestead rights, relating back to the recording date of the declaration. Section 4.6 then ranks that lien. It is subordinate to taxes, to the Sandoval master association’s continuing lien and to a recorded institutional mortgage, and it is superior to any other mortgage or lien regardless of when recorded, including a Neighborhood Association’s lien. Section 4.6 also subordinates any lease of a unit to the Recreation Association’s lien, whenever the lease was signed.
Remedies start ten days after a due date. The late payment penalty is capped at $25.00 under section 4.7(A), which the instrument expressly says is “not a fine” so the fining procedure does not apply, and section 4.7(B) allows the lien to be foreclosed in the same manner as a condominium assessment lien.
Section 4.9 is the mechanism behind mid year condominium fee increases, and almost nobody explains it. Each Neighborhood Association must collect the Recreation Association’s assessments “in the same manner as the Neighborhood Association collects its own assessments”, and then, on or before each due date, pay the Recreation Association the per parcel common expense amount multiplied by the number of parcels in that Section. Not by the number of owners who paid. By the number of parcels. If money is short inside Section III, Section III still owes the full remittance, and the shortfall lands on the owners in Section III rather than on the Recreation Association. Section 4.9 also lets the Recreation Association pursue a money judgment against the Section association or the owner, and record a claim of lien on the owner’s parcel anyway.
Two other assessment mechanics are worth knowing before you write an offer. Section 4.3 sets the share per completed dwelling, flat, not by square footage or by value, so the owner of a 1,345 square foot ground floor unit pays the same recreation assessment as the owner of a 1,725 square foot upper floor unit. And Bylaws section 6.5 provides that after turnover from developer control, “no special assessment shall be levied unless it is first approved by two-thirds (2/3) of the voting interests.” A recreation level special assessment in Somerville at Sandoval cannot be imposed by the three member board alone.
Because three of the four Section associations exceed 25 units, they carry Florida’s digital records duty. As the conflict register puts it: Three of Somerville’s four condominium associations are large enough to carry Florida’s digital records requirement, which applies to an association managing a condominium of 25 or more units. Section I has 54 units, Section II has 48 and Section III has 56. Section IV, with 14, sits below it. That threshold is set by F.S. 718.111(12)(g). Whether any Section actually maintains such a portal is not on any public record we could reach, so ask Compass Rose Management at (239) 309-0622 before you assume one exists.
Chapter 718 also gives a Somerville buyer a 21 category official records list that includes all building permits, bids for materials, equipment or services, board member education certificates, and inspection reports retained for 15 years, produced within 10 working days of a written request, with a rebuttable presumption of wilful non compliance and minimum damages of $50 per day if the association misses that window. Chapter 720, which governs the other two associations here, adds a fee free right to photograph records with a phone or a portable scanner. Somerville owners hold both sets of rights because they are in both kinds of association.
Finally, the honest limit. Reading all 62 pages of CFN 2005000155773 turns up exactly two dollar figures: the $528.50 recording fee and the $25.00 late payment cap. There is no budget among the exhibits. And the four per Section Declarations of Condominium, which are the only documents that set each unit’s percentage share of common expenses, any right of first refusal, any purchase approval process and any Section level pet or parking rule, are not published by the master and were not opened for this page. Order them through HomeWiseDocs by way of Compass Rose Management, or pull them at the Lee County Clerk, before you rely on anything at that layer.
Somerville at Sandoval carries a recorded 30 day minimum lease and a hard cap of four leases per unit per calendar year, written twice, once in the 2004 supplemental declaration and again in the 2005 declaration. Renting the unit out also suspends the owner’s own pool and parking rights.
Declaration section 12.2, verbatim: “Only entire Units may be leased. The minimum leasing period is 30 days and no Unit may be leased more than 4 times in any 1 calendar year.” The first day of occupancy under the lease conclusively fixes which year the lease falls in, and “No Unit may be used on a ‘time share’ basis.” Every lease is deemed to contain the tenant’s agreement to abide by the Governing Documents, a violation is grounds for damages, termination and eviction, the Recreation Association may proceed against the owner or the tenant, and its costs and attorney’s fees are secured by a lien against the parcel.
Supplemental Declaration Article IV.A.3, recorded 22 December 2004, says the same thing in the same terms: “A minimum lease term of 30 days is required to lease a Dwelling in this Neighborhood. No Dwelling shall be leased more than four (4) times per calendar year.”
Two independently recorded instruments, five years apart, imposing the identical rule. That is as solid as a leasing fact gets in Cape Coral, and it answers the short term rental question directly: a 30 day floor plus a four per year cap leaves no room for a nightly or weekly rental program. Declaration section 9.1 closes the door from the other side by defining business use to include public lodging: “The use of a Unit as a public lodging establishment shall be deemed a business or trade use.”
Declaration section 6.1(C), verbatim: “Any Owner who leases his Unit shall be presumed to have delegated his easements and rights to use the Recreation Association Common Area to his tenant, and such Owner’s easement and right to use the Recreation Association Common Area shall be suspended during the term of the lease, except that Owner shall be permitted temporary ingress and egress to his Unit in order to inspect his Unit. It is the intent hereof to prohibit dual usage of the recreation and parking facilities.”
Read that twice if you are buying to rent. While your Somerville at Sandoval unit is leased, you lose the pool and you lose the parking rights that go with the unit, because the recorded intent is to stop two households using one unit’s amenity and parking entitlement. You keep a right of temporary access to inspect. Nothing on the public internet says this, and it changes the calculation for an owner who planned to rent for the season and still use the pool on visits.
The Sandoval Community Association publishes its own rental process on its Realtor Information page at livesandoval.com/documents, read 8 September 2026. A completed Sandoval Rental Application, the lease signed by both parties and a $100 processing fee must be submitted no less than fifteen days prior to occupancy, and “Notification from Sandoval must be received prior to occupancy.” The minimum term at master level is also 30 days, and applicants must “Adhere to the leasing restrictions per neighborhood.” Tenants buy their own Sandoval identification cards at $11 and vehicle stickers at $15 each, and both are deactivated on the last day of the lease unless an extension is filed with management. The posted form is dated 19 May 2026, so this is a current process, not an archived one.
The same page states that Sandoval does not have an association application process for new buyers. The master screens tenants and does not screen purchasers.
Nine of the fourteen Somerville closings in the twelve months to 7 September 2026 reported an application fee of $150, which happens to be the exact per applicant ceiling F.S. 718.112(2)(k) sets for a condominium transfer or approval fee. That statute only permits the fee where the declaration, articles or bylaws actually require approval. The four per Section Declarations of Condominium are not in hand, so this page does not claim that a Section association must approve your buyer or your tenant, and it does not publish a Section level rental cap, renewal approval requirement or fee schedule. Those four questions live in the Section declaration and in the Recreation Association’s Rules and Regulations, which section 1.27 of the declaration puts outside the recorded documents entirely. Order both in the resale package.
If you are underwriting a Somerville at Sandoval unit as a seasonal rental, the four numbers that decide the model are the 30 day floor, the four lease per year cap, the master’s $100 and fifteen day application, and the suspension of your own amenity rights during the lease. Start with our buyer guide and search process, then call Marc Comisar direct at (239) 287-5873 and we will pull the Section declaration and the Recreation Association rules before you go under contract. Marc and Jesse are Top 1% Real Estate Agents Nationally Since 2008, and our wider Southwest Florida inventory sits on our team site at Domain Realty Group.
Pets at Somerville at Sandoval are governed by section 9.6 of the recorded declaration, which allows dogs, cats and other usual, non exotic household pets in reasonable numbers, excludes pit bulls and wolf hybrids by name, requires a hand held leash off your own parcel, and sets no weight limit at the recreation level.
“No animals, livestock or poultry of any kind shall be raised, bred or kept on any Parcel, except that dogs, cats and other usual and non-exotic household pets may be kept in reasonable numbers (except for pit bulls, ‘wolf hybrids’ or other dogs prone to or exhibiting aggressive behavior), provided they are not kept, bred or maintained for any commercial purposes. All animals shall be contained on the Owner’s Parcel and shall not be permitted to run freely. When outside the Owner’s Parcel, (if it does not have an ‘invisible fence’) all pets must be carried or secured with a hand held leash.”
The same section gives the board authority to “order the permanent removal of any pet which becomes an unreasonable source of annoyance” to other residents, and requires an owner to “immediately pick up and remove any solid animal waste” left by their pet.
Five things follow directly from the recorded text. There is no numeric pet cap and no weight limit at the Recreation Association level, only a “reasonable numbers” standard. There is a breed exclusion naming pit bulls and wolf hybrids, plus a behavior based catch all. Commercial breeding is prohibited. Pets must be carried or leashed off your own parcel, with an invisible fence carve out. And a nuisance pet can be ordered out permanently by a three member board.
What it does not settle is whether your own Section imposes something stricter. Sections 1.9 and 5.4 make the Section condominium documents the lowest priority tier, which means a stricter Section rule that does not actually conflict with section 9.6 still binds you. The four Section Declarations of Condominium are not published by the master and were not opened for this page, so do not treat “no weight limit” as the final answer for your building. Ask Compass Rose Management at (239) 309-0622 for the Section declaration and the Recreation Association’s Rules and Regulations, which section 1.27 keeps out of the public record.
Somerville’s own tract is small, so the dog infrastructure is master infrastructure and you reach it through the Sandoval assessment. The Sandoval Community Association’s own pages, read 8 September 2026 by way of the master site, require dogs on a short leash on the Esplanade paths and tethered at Calypso Park, and set an eight foot leash maximum outside the designated off leash areas at the community’s two dog parks, where dogs must be healthy, sociable, current on vaccinations and licensed with tags on the collar. Any bite is the owner’s responsibility and must be reported immediately to Lee County Animal Control. Both dog parks are size separated and both are master amenities, not Somerville amenities.
Parking at Somerville at Sandoval is capped at two vehicles per unit, one of them in the attached garage, and the driveway in front of that garage is not a condominium common element at all. Section 9.7(A) of the recorded declaration puts every driveway in the Recreation Association’s common area.
“The driveways adjacent to condominium units with an attached garage shall not be considered part of the common elements of that Condominium. Those driveways are part of the Recreation Association Common Area. In the case of condominium units with an attached garage, each condominium unit is granted an easement over the driveway adjacent to the condominium unit’s attached garage for parking purposes, and such driveway is assigned to that condominium unit.”
So the concrete you park on belongs to the Recreation Association, not to Section I, II, III or IV, and it reaches your unit as an assigned easement. The same is true of Somerville Loop itself. Section 7.1 puts “any recreational facilities and roadways located within Tract ‘100’, Sandoval Phase 1” on the Recreation Association at its own expense, and Lee County codes that tract’s land use as 9400 RIGHT OF WAY on folio 10499533, read 8 September 2026, which is the county saying the same thing in its own vocabulary.
This is the practical consequence, and it is the reason the recreation assessment is not just “the pool.” When Somerville’s driveways and internal roads need resurfacing, the bill is a Recreation Association expense funded by Recreation Association assessments and, if necessary, a Recreation Association special assessment, not a Section condominium expense. Two things follow.
First, a Florida condominium budget is required by F.S. 718.112(2)(f) to carry reserves for roof replacement, building painting and pavement resurfacing. But Somerville’s pavement does not sit inside a condominium’s common elements. It sits at the Chapter 720 layer, where F.S. 720.303(6) makes reserves opt in, and where the Recreation Association’s own Bylaws section 6.3 says the budget “may include” reserve accounts. Whether the Recreation Association actually funds a paving reserve is not on any public record, and this page does not assert either answer. It is a question to put in writing.
Second, a recreation level special assessment for paving needs a two thirds vote of the voting interests after turnover under Bylaws section 6.5, and those votes are cast by the four Section Representatives rather than by owners individually. Ask for the Recreation Association’s adopted budget and reserve schedule in the resale package. Section 4.8 requires the association to furnish a paid or unpaid certificate within 15 days of a written request, and item 8.f of the statutory condominium estoppel form is where any capital contribution, resale fee or transfer fee has to be disclosed.
Section 9.7(E) sets the hard limit: “Units may not park more than 2 vehicles on a permanent basis.” Guests exceeding that go to designated guest areas, and “Owners and their families shall not park in areas designated for ‘guest’ parking, as those are reserved for temporary use.” Article IV.B.4 of the 2004 supplemental declaration requires a minimum of two spaces per unit, one inside the garage and one on the apron between the garage and the back of curb, and requires automatic openers on every garage door.
The rest of section 9.7(A) is unusually specific for a 2005 covenant:
Section 9.7(D) gives the Recreation Association the power to “order the towing of any vehicle that is in violation of the Governing Documents.” Section 5.5 bars converting a garage, carport or storage area to any use other than the one it was designed for. And Bylaws section 8.1(G) draws one line the association cannot cross: a suspension of use rights “shall not impair the right of an Owner or tenant of a Parcel to have vehicular and pedestrian ingress to and egress from the Parcel, including, but not limited to, the right to park.”
The buyer takeaway is concrete. Every unit in Somerville at Sandoval has a private attached garage recorded at 203 to 274 square feet on the county cost cards, measured across the 170 of 172 units whose card was retrievable on 8 September 2026, plus one assigned driveway space, and there is no carport anywhere in the neighborhood. A third vehicle has nowhere to go here as recorded, and a boat or an RV cannot live on the driveway.
Two flood facts govern Somerville at Sandoval and a buyer needs both. The effective Cape Coral flood map, panels 12071C0381G and 12071C0382G dated 17 November 2022, splits the neighborhood, and FEMA’s Letter of Map Amendment of 8 August 2023 then removed all 22 buildings and the pool house from the Special Flood Hazard Area.
The conflict register’s settled statement of it, and the one to read before anything else:
Two things are true about flood at Somerville and a buyer needs both. On the flood map that is currently in effect for Cape Coral, panels 12071C0381G and 12071C0382G dated 17 November 2022, Somerville is split: ten of the 22 residential buildings sit in Zone AE, inside the Special Flood Hazard Area, with a base flood elevation of 7.0 feet NAVD88, and twelve sit in Zone X shaded, outside it. Then, on 8 August 2023, FEMA issued a Letter of Map Amendment, case 23-04-5574A, that removed all 22 buildings and the pool house from the Special Flood Hazard Area. It did so because every structure was surveyed at or above that 7.0 foot base flood elevation, at lowest adjacent grades of 7.0 to 7.9 feet. FEMA’s own words are that the federal mandatory flood insurance requirement therefore does not apply, and, in the same letter, that a lender may still choose to require flood insurance to protect its own risk on the loan, and that if FEMA issues a new flood map it will supersede the determination. Ask for the letter by its case number when you order the association documents.
The determination document itself, retrieved from FEMA’s Map Service Center on 8 September 2026, is nine pages, signed by the Branch Chief of FEMA’s Engineering Services Branch, and describes the subject as “Buildings 1 through 22 and Pool House, Somerville at Sandoval Condominium, Sections I, II, II [sic] and IV.” It names the flooding source as Matlacha Pass, which is why the AE mapping here carries the subtype “coastal floodplain” on a parcel several miles inland. FEMA’s verbatim language is: “the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan.” The letter also carries a standard “portions of the property remain in the SFHA” qualifier and a “study underway” paragraph stating that a new NFIP map, if issued, supersedes the determination.
Three things this page will not say, because none of them is true as stated. Somerville at Sandoval is not “out of the flood zone,” because the effective flood map still shows the mosaic and a lender may still require coverage. The elevation advantage here is real but thin, because the surveyed margin over the base flood elevation is 0.1 to 0.9 feet, so this is a neighborhood that was surveyed at or above the base flood elevation rather than one sitting well clear of it. And no per building AE or X list appears here, because those assignments were made at a single parcel coordinate per building rather than from a surveyed footprint, and a buyer should never rely on that for one address. Every one of the 22 buildings was surveyed at 7.1 feet or above and the pool house at 7.0 feet, so all 23 structures sit at or above the 7.0 foot base flood elevation.
Worth one line on its own: this amendment was run by a licensed floodzone consultant across all 23 structures at once, community wide, rather than one owner at a time. That is unusual, and it is the reason a buyer here can be handed a single case number instead of being told to commission an elevation certificate.
No. The federal mandatory purchase requirement attaches to the building’s location, not to the floor your unit sits on. 42 U.S.C. section 4012a(b)(1)(A) conditions the loan on the building being covered, and the 2022 Interagency Questions and Answers Regarding Flood Insurance, published at 87 FR 32826, answer the condominium question directly: “The mandatory flood insurance purchase requirements under the Act and Regulation apply to loans secured by individual residential condominium units, including those located in multi-story condominium complexes, located in an SFHA.” The same guidance adds that “if any portion of a building is located in an SFHA … the flood insurance requirement applies even if the entire structure is not located in the SFHA.”
The conflict register’s settled phrasing:
Being upstairs does not remove the obligation. The federal requirement attaches to the building’s location, not to the floor your unit sits on, and the interagency guidance says so expressly for condominiums. What being upstairs does change is price on your own optional policy, because FEMA’s current rating method includes a floor of interest factor for a unit owner that assumes about twelve feet per floor. The association’s building policy has no such factor, so the upstairs advantage lands on your personal policy and not on the association’s share of the monthly fee.
That floor of interest factor is documented in FEMA and Milliman’s Risk Rating 2.0 Methodology and Data Sources at page 17, which states that residential unit insureds “only have an insurable interest in their own floor” and that FEMA assumes twelve feet per floor. The October 2025 NFIP Flood Insurance Manual carries the matching input field at section 3.C.9.d. So an upper floor unit in Somerville at Sandoval should price below the identical ground floor unit on the owner’s own optional policy, while the association’s building premium is unchanged and reaches both owners the same way, through the assessment.
The association form is the Residential Condominium Building Association Policy, the NFIP master form at 44 C.F.R. Part 61 Appendix A(3). It insures “The residential condominium building described on the Declarations Page at the described location, including all units within the building and the improvements within the units.” It never covers a unit owner’s household contents, it carries no assessment coverage, and it insures one building only. With 22 buildings, Somerville at Sandoval needs 22 separate policies, not one, which is a real administrative load on a three member board and a checkable diligence point for a buyer.
On the property side, F.S. 718.111(11)(f) sets the same boundary in state law. The association’s policy must provide primary coverage for “All portions of the condominium property as originally installed”, and it “must exclude all personal property within the unit … and floor, wall, and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments”, all of which are the unit owner’s responsibility. That is the cleanest statement of what the Somerville fee buys and where your HO-6 begins: the association insures the building as originally installed, and you insure everything from the paint inward. A Sandoval single family owner carries all of it personally. This is not a condominium penalty. It is the same money, moved from your policy to the association’s.
The single best diligence question on this page. Eighty percent of replacement cost avoids the NFIP policy’s own coinsurance penalty. It does not satisfy a lender. Since 1 October 2007 the lender benchmark has been 100 percent of replacement cost value, or the number of units times $250,000, whichever is less. The Interagency Q&A instructs lenders to “Ensure the condominium owners association has purchased an NFIP RCBAP covering either 100 percent of the insurable value (replacement cost) of the building … or the total number of units in the condominium building times $250,000, whichever is less.” So the question is not “does the association carry flood insurance.” It is: is each building’s policy written at 100 percent of that building’s replacement cost, or at that building’s unit count times $250,000, whichever is less? Twenty of the 22 buildings hold eight units and two hold six, so the second figure is not the same on every building. If it is written at 80 percent, a lender can require a supplemental policy from the buyer. What Somerville’s associations actually carry is not on any public record, and this page states neither that they carry an adequate policy nor that they do not. Get the declarations pages from Compass Rose Management in the estoppel package.
Two more mechanics that matter. Loss assessment coverage, which pays your share of an association assessment caused by a flood loss, exists only on the unit owner’s Dwelling Form, and it never covers the association’s own deductible. And Increased Cost of Compliance coverage sits on the association’s policy, not on the unit owner’s form.
Cape Coral is a Class 5 community in FEMA’s Community Rating System, community number 125095, which carries a 25 percent discount, and under the National Flood Insurance Program’s current pricing that discount applies to every policy in the community whether or not the structure is inside the Special Flood Hazard Area.
FEMA’s own CRS Eligible Communities list with an effective date of 1 April 2026, read 8 September 2026, carries a single discount column: FL | 125095 | Cape Coral, City of | 10/1/1991 | 5/1/2010 | 5 | 25. There is no separate inside and outside SFHA pair, and FEMA states on its Community Rating System page that under current pricing “the discount will be uniformly applied to all policies throughout the participating community, regardless of whether the structure is inside or outside of the Special Flood Hazard Area.” That matters here more than almost anywhere, because after the 2023 amendment every Somerville building is effectively outside the Special Flood Hazard Area, and under the older split rule that would have cut the discount to 10 percent.
Somerville pulled no roof permits at all in 2022 or in 2023, and the City of Cape Coral’s records show no substantial damage determination at any Somerville address, which is a first party municipal record rather than a model estimate. Then, in June 2024, the association re-roofed all 22 buildings plus the pool house and the mail kiosk under a single contractor, and across 2025 and 2026 it has been replacing the windows and doors on every building, two permits per building, one for each floor. Together that is roughly $4.55 million of building envelope work, which means a buyer touring in 2026 is buying into a community that has just replaced its two most expensive and most insurance relevant components.
The underlying numbers, all from the City of Cape Coral’s EnerGov permit system read 8 September 2026. Permit volume in 2022 was 17 and in 2023 was 20, at or below the 2017 to 2021 baseline of 24 to 30 per year, with zero roof permits in either year. A city wide keyword search returned 107 substantial damage records and none of them at a Somerville address, and 10 floodplain records, again none at Somerville. That is a portal index negative rather than a records custodian negative, so the correct statement is that the City’s public permit and code records show none, not that none exist. A public records request to the Cape Coral City Clerk routed to Floodplain Management is the route that would settle it.
The June 2024 re-roof was applied 21 to 26 June 2024 and finalized between February and March 2025, all 22 buildings plus the pool house and the mail kiosk, described on each permit as a tile to tile re-roof of the entire building, under a single contractor, Colonial Roofing Inc, at a total declared valuation of $2,361,672.59. A typical building came in at $104,337.96, the pool house at $13,349.86 and the mail kiosk at $4,069.65.
The window and door replacement began 12 September 2025 and ran through mid December 2025, pulled as 45 building level permits covering all 22 buildings, typically two per building, at declared valuations of $20,000 to $52,000 each, for a building level total of approximately $2,190,250, under a single contractor, NewWindows.com LLC doing business as Top Choice Windows and Doors. Several permits were still open as of 8 September 2026.
That is roughly $4.55 million of envelope work in two years across a 172 unit neighborhood. Two honest caveats travel with it. Nothing on the public record establishes whether either program was funded by reserves, by insurance proceeds or by a special assessment, and this page asserts none of the three. And the fact that a full re-roof happened twenty months after Ian is equally consistent with scheduled capital replacement and with delayed storm repair, so it is not evidence that Somerville was undamaged.
Florida requires wind mitigation credits in residential property rate filings under F.S. 627.0629(1), and Rule 69O-170.017 F.A.C. implements them through two adopted forms. Condominium association master policies are credited off Form OIR-B1-1700, the non single family residence table, which is built on a study whose Group I definition covers “the lowrise, ‘marginally engineered’ buildings, typically one to three stories in height” with a model typical building height of two stories. Somerville’s buildings are Group I buildings, and the two largest credit bearing categories in that table are roof covering and deck attachment, and opening protection. Those are precisely the two things the association has just replaced. Whether the credits have actually been applied is not on any public record, so treat it as the question to ask, not as an achieved saving: request the association’s current OIR-B1-1802 Uniform Mitigation Verification Inspection form and the master policy declarations page. Note also that the form is valid for five years absent material changes to the structure, and that a new version of it applies to inspections conducted on or after 1 April 2026.
One thing the page can state cleanly: Somerville’s buildings were permitted and built between 2005 and 2008, comfortably after the 2001 Florida Building Code took effect statewide on 1 March 2002, confirmed from the Florida Building Commission’s own effective dates publication. Florida’s Department of Financial Services states that homes built to the 2001 code or later are automatically eligible for a minimum 68 percent discount on the windstorm portion of the premium. That guidance is written for a homeowner’s own policy, not for an association master policy, so treat it as the direction the code year pushes rather than as a figure that lands on the Somerville assessment.
Two numbers that point in opposite directions, both from Citizens Property Insurance Corporation, the state’s residual market, read 8 September 2026. Citizens’ commercial lines bulletin of 30 April 2026 carries approved statewide average rate changes effective for policies on or after 1 July 2026 of +7.7 percent for Commercial Residential Multiperil condominium associations and +14.1 percent for Commercial Residential Wind Only. On the unit owner side, Citizens’ 2026 Recommended Rate Filing records 801 Lee County HO-6 multiperil policies at a current average premium of $1,459, with a recommended change of negative 3.4 percent to $1,410, against 1,059 Lee County HW-6 wind only policies at $2,617 moving +5.1 percent to $2,751. A year earlier the Lee County HO-6 filing carried +16.1 percent, so this is a genuine turn.
Three caveats travel with those figures and none of them is optional. Citizens is the residual market and is required by statute to be non competitive with the admitted market, so these are directional, not market averages. A unit in a wind only territory carries both an HW-6 and a separate policy excluding wind, so the two averages must never be added. And an HO-6 premium depends on the owner’s own Coverage A and Coverage C elections, which vary enormously. Ask for a quote on the specific unit rather than budgeting from an average.
Somerville at Sandoval’s 22 buildings are two stories, and Florida’s milestone inspection and structural integrity reserve study requirements are both switched on by three habitable stories under sections 553.899 and 718.112 of the Florida Statutes. Somerville does not reach that height, so neither requirement applies, whatever the buildings’ age.
Somerville’s 22 buildings are two stories. Lee County classifies every unit as a low rise condominium and records each one on floor 1 or floor 2 with nothing above, the 2005 surveyor’s footprints in the recorded declaration match a two story building of four stacks, and when the association replaced the windows and doors in 2025 the City of Cape Coral issued the permits two per building, one for the first floor and one for the second. That matters because Florida’s milestone inspection requirement and its structural integrity reserve study requirement are both switched on by the same thing, three habitable stories, under sections 553.899 and 718.112 of the Florida Statutes. Somerville does not reach that height, so neither requirement applies to it, whatever the buildings’ age. That is not the same as saying no inspections and no reserves. A Florida condominium budget must still carry reserves for roof replacement, painting and paving, and because Somerville’s associations are not required to obtain a structural integrity reserve study, they also keep the right that taller buildings lost at the end of 2024: a majority of owners can still vote to reduce or waive those reserves. So the budget is the document to read.
Three independent records carry that, and the page rests on all three rather than on any covenant.
IMP TYPE 10 CONDOMINIUM - LOW RISE - 1 TO 3 FLOORS, every unit is recorded on floor 1 or floor 2, and the additional floors block on each card lists floor 1 and floor 2 and nothing above. Eighty five units sit on the ground floor and 85 on the upper floor. Every unit is single level.F.S. 553.899(3)(a) requires a milestone inspection of “a building that is three habitable stories or more in height as determined by the Florida Building Code” by 31 December of the year the building turns 30, and every ten years after. F.S. 718.112(2)(g)1. requires a structural integrity reserve study every ten years “for each building on the condominium property that is three habitable stories or higher in height, as determined by the Florida Building Code.” Both were read from the Florida Senate’s own 2025 statute text on 8 September 2026. A local enforcement agency may shorten the milestone clock from 30 years to 25 for local circumstances such as proximity to salt water, but only for buildings already inside the three story scope. Shortening the age trigger does not extend the height trigger.
This is the part the rest of the internet skips. “No SIRS required” is not “no reserves required,” and it is not “no special assessments.” F.S. 718.112(2)(f)2.a still requires every condominium budget to carry reserves for roof replacement, building painting and pavement resurfacing regardless of cost, plus any other item with a deferred maintenance or replacement cost above $25,000.
And the waiver right cuts both ways. F.S. 718.112(2)(f)2.b provides that for budgets adopted on or after 31 December 2024, members of a unit owner controlled association that must obtain a structural integrity reserve study may no longer vote to provide no reserves or less reserves. Somerville’s Sections are not required to obtain one, so they keep the majority vote to reduce or waive reserves that taller Florida condominiums lost. That is flexibility that holds assessments down, and it is also the mechanism by which a two story condominium can arrive under reserved. Read the budget and the financial statement, which F.S. 718.503(2) entitles you to receive at the seller’s expense before closing, along with a statement that the association has not completed a structural integrity reserve study.
One more consequence worth knowing. On disclosure, the Somerville condominium buyer actually gets more than the Sandoval single family buyer, not less. F.S. 718.503(2) delivers the declaration, articles, bylaws, rules, an annual financial statement, the annual budget, the governance form and the Frequently Asked Questions document, with a seven business day right to cancel. The Chapter 720 disclosure summary that applies to a Sandoval single family resale under F.S. 720.401 is a nine point summary with a three day cancellation right and no budget or financial statement requirement at all.
A Somerville at Sandoval address on Somerville Loop sits in Lee County’s Elementary Proximity Zone A, Middle Proximity Zone BB and High School Residential Choice Zone West Zone 3. Lee County assigns a pool of schools rather than one school, so treat these as the choice pools your application ranks.
Queried at the Somerville tract center and at all four corners of the tract against the Lee County GIS School Proximity Zones service on 8 September 2026, with all five points returning identical results:
Level | Zone | Choice pool |
|---|---|---|
Elementary | Proximity Zone A | Hector A. Cafferata Jr. K-8, Patriot Elementary, Skyline Elementary, Trafalgar Elementary |
Middle | Proximity Zone BB | Gulf Middle, Trafalgar Middle |
High | West Zone 3 | Cape Coral High, Ida S. Baker High, Island Coast High, Mariner High, North Fort Myers High |
Somerville also sits in school impact fee district 2.
Since the 2023 to 2024 school year, elementary and middle placement in Lee County runs on a Proximity Plan under which families rank a pool of schools during an annual open enrollment window, with placement decided by exceptional student education and special program needs, sibling preference, “Proximity 1” for a home within two miles, sibling guarantee and then “Proximity 2.” That is set out in the School District of Lee County’s Student Enrollment Plan 2026-2027, board approved 1 December 2025. Any page that tells you “your Somerville school is X” is materially wrong.
Straight line distances from the Somerville tract center at 26.6083, -82.0295, computed from Census geocoded school addresses on 8 September 2026. These are not drive distances.
Destination | Straight line from Somerville at Sandoval |
|---|---|
Trafalgar Elementary School | 1.11 miles |
Trafalgar Middle School | 1.22 miles |
Ida S. Baker High School | 1.79 miles |
Gulf Middle School | 1.96 miles |
Patriot Elementary School | 2.67 miles |
Skyline Elementary School | 2.67 miles |
Cape Coral High School | 3.41 miles |
Hector A. Cafferata Jr. K-8 | 3.47 miles |
Cape Coral Christian School (private) | 3.92 miles |
Island Coast High School | 10.17 miles |
Cape Coral Hospital, Lee Health | 5.91 miles |
Two of those matter more than the rest. Both Middle Proximity Zone BB schools sit within two miles of Somerville at Sandoval, Trafalgar Middle at 1.22 and Gulf Middle at 1.96, which puts a Somerville address inside the “Proximity 1” preference radius for both middle options. That is not true from every part of Sandoval. And Somerville is closer to Ida S. Baker High than the rest of Sandoval is, at 1.79 miles, roughly nine tenths of a mile closer than the community’s clubhouse address.
Florida Department of Education 2025 to 2026 school grades, from the FLDOE grades workbook read 2 September 2026: Trafalgar Elementary A, Patriot Elementary C, Skyline Elementary C; Gulf Middle A and Trafalgar Middle A; North Fort Myers High A, Ida S. Baker High B, Cape Coral High B, Mariner High C, Island Coast High C.
The nearest identified private school is Cape Coral Christian School, 811 Santa Barbara Boulevard, about 3.92 miles from Somerville in a straight line. Its accreditation and enrollment were not verified for this page and are not stated here, and a full Cape Coral private and charter roster was not built. The Florida Department of Education’s private school directory, filtered to Lee County, is the route if you need one.
Day to day, Somerville at Sandoval runs on arrangements that differ from the rest of Sandoval: no City of Cape Coral curbside trash route, a mail kiosk the association re-roofed in 2024, guest registration through the master’s MyEnvera platform, $11 identification cards, $15 vehicle stickers, and bulk internet billed through the master assessment.
The reason the city line is missing is not a discount, it is a definition: the city’s residential solid waste assessment funds curbside service for residential property of four units or fewer, and every Somerville building holds six or eight units, so Somerville is served instead by the city’s franchise hauler on containerized collection billed to the association. A Sandoval single family owner pays for trash on the tax bill. A Somerville owner pays for it inside the association fee. Different line, same trash.
Four independent records agree. Ten Somerville Loop addresses drawn at random plus the recreation tract returned zero features against the City of Cape Coral’s own Solid Waste Routes layer queried point in polygon on 8 September 2026, while two in community control points, a Sandoval single family home and the Club Sandoval tract, both returned Route 675, Thursday, Waste Pro. Cape Coral Code sections 9-65, 9-66 and 9-68 define a building of five or more dwelling units as a large scale multi family dwelling, make franchise hauler service mandatory, and put large scale multi family dwellings on containerized collection mechanically dumped by the franchise hauler and charged by the cubic yard. Every Somerville building holds six or eight units. And Lee County’s own parcel GARBTYPE field reads M for multi family on the Somerville units against R for residential on the Sandoval single family homes.
What this does not establish, and what this page therefore does not state: Somerville’s collection day, the identity of the hauler on Somerville’s own contract, the number and location of the container enclosures, and whether recycling is collected at them. The Recreation Association’s budget or vendor list from Compass Rose Management would settle all four. What is recorded is where the containers go: section 9.11 requires that all garbage and trash containers be “walled-in or placed in sight-screened or fenced-in areas so that they shall not be readily visible from any adjacent streets or properties.”
Article IV.B.8 of the 2004 supplemental declaration provides that “The design, construction materials, and location of all mailboxes within the Property shall be consistent as specified by Sandoval Design Review Guidelines for multi-family communities.” So mailboxes exist, their location is dictated by a master standard written specifically for multi family neighborhoods, and they are uniform.
Beyond that, the City permit record proves that a mail kiosk structure exists inside Somerville and that the association re-roofed it in June 2024 at a declared valuation of $4,069.65. That permit does not establish the USPS delivery mode, and neither does anything else this page could reach. Do not assume cluster boxes and do not assume delivery to the door. The Sandoval Architectural Standards dated August 2025 and the April 2026 Resident Handbook are both behind the association’s member login. One call to the association office at 239-282-5525 settles it in a minute.
Sandoval has at least two named gates, the Veterans Memorial Gate and the Pine Island Gate, and the master names two security vendors on its own site, Envera Security Gates and St Moritz Security. The master’s Realtor Information page, read 8 September 2026, states that for an open house “the resident must give the realtor access to the community and add open house to ‘My Envera.’” That is first party confirmation that Sandoval runs resident managed guest registration through the MyEnvera platform, a web portal and app in which residents register permanent, temporary and one time guests and the approved information syncs to the gate system.
Four things about the gate are not verified and are not stated here: whether the gates are staffed, virtual or hybrid, the gate hours, whether a roving patrol operates, and the resident entry mechanism. And whether Somerville has a gate of its own is not established either way. The supplemental declaration provides for entry features and signage at the Somerville entrance, maintained by the Neighborhood Association under Article IV.B.9, and nothing more. What is certain is that Somerville sits inside the master’s gates.
Amenity access at the master’s facilities is by resident identification card, 7 a.m. to 7 p.m. Tenants purchase their own cards at $11 and vehicle stickers at $15 each, deactivated on the last day of the lease unless an extension is filed with management, per the master’s page read 8 September 2026.
One storm logistics item almost nobody asks about. The City requires gated and private communities to have a current Right of Entry form on file before FEMA disaster debris crews may enter after a declared disaster, one form per community, filed annually by the association’s authorized agent. In Somerville that obligation sits with the Recreation Association and its manager.
Bulk internet reaches Somerville through the Sandoval master assessment rather than through the condominium fee. The association’s own realtor information page, read on 8 September 2026, describes it as an amenity with speeds of up to 500 Mbps, and notes that the speed varies with how many people are online.
Three things are not established and are not published here: the provider’s name, whether television or equipment is included, and which of the three associations actually holds the contract. Section 4.2 of the Somerville declaration gives the Recreation Association its own independent bulk agreement authority for cable television, electronic monitoring and telecommunications, separate from the master’s, so the recorded documents permit either and prove neither. The adopted budget, which Bylaws section 6.2 requires to set out separately all fees or charges for recreational amenities, is the record that would settle it.
Section 7.2, first sentence: “The lawns and landscaping (including irrigation equipment) in their original condition as installed by the Developer shall be maintained by the Recreation Association at the expense of the Parcel Owners as a common expense through assessments, regular and special.” Section 6.6 backs it with a perpetual easement in the Recreation Association’s favor over every parcel for that purpose.
That is the reason Somerville sits on the master’s cheaper dues tier. The master publishes two rates, one for neighborhoods where landscaping is not included and one where it is, and Somerville’s own Recreation Association already does the grounds. The Recreation Association’s landscape contractor is not named in any public source. The Juniper Landscaping work ticket portal linked from the master’s site is the master’s contractor for master grounds and should not be confused with Somerville’s.
Two more recorded utility facts. Section 9.11 requires the neighborhood to be “equipped with dual water lines, one of which shall be designated to utilize non-potable water”, with all underground irrigation on the non potable line, so Somerville irrigates on reclaimed water by covenant. Section 9.4 puts all electric, telephone, gas and other utility lines underground. And the City of Cape Coral’s own ownership layer records water, sewer and irrigation at the four Somerville Section common element parcels and at the recreation tract as SANDOVAL CIAC, a contribution in aid of construction, meaning the utilities were developer installed and contributed to the City rather than built under a City Utilities Extension Project special assessment. Somerville parcels should therefore carry no UEP utility assessment, which is not true of much of Cape Coral.
Declaration section 9.2 requires the written consent of the Architectural Reviewer and the Community Association before any sign is erected, “including, without limitation, those of realtors”, and allows the Neighborhood Association documents to restrict signs further. The master’s published Signage Guidelines for realty signs, read on its own site 8 September 2026, then set the specification: one sign per lot, one additional tag sign for open house times, phone numbers or the representing agent, both limited to 3 feet 6 inches high and 3 feet wide with a main panel of no more than 5.5 square feet, mounted on a 4 inch wood post with a 3/4 inch exterior grade panel finished on all sides, sign face Benjamin Moore OC-65 Chantilly Lace, border and text Sherwin Williams 2390 Greek Isle, post in Chantilly Lace, font Georgia Bold, hardware galvanized or stainless.
If you are selling in Somerville at Sandoval, that is a real scheduling item rather than a detail, because the approval runs through two associations before the sign is legal. We build it into the listing timeline. Start with a free home valuation for your Somerville at Sandoval unit or call Jesse McGreevy direct at (239) 898-6072. McGreevy and Comisar have been the #1 team in Southwest Florida since 2012.
The Sandoval Community Association publishes a $4,000 reserve contribution payable to the association at a resale closing. Eleven of the fourteen Somerville closings in the year to 7 September 2026 reported a $4,000 transfer fee, one reported $3,000 and two reported none, and nine reported an application fee of $150, which is the per applicant ceiling Florida law sets for a condominium transfer approval fee. Ask for the figure in writing on the estoppel rather than budgeting from a listing field, and read line 8.f of the condominium estoppel form, which is the line that has to disclose any capital contribution, resale fee or transfer fee.
And the estoppel count, which is the part that surprises people:
A Somerville sale can need up to three estoppel certificates, because the unit is a member of three associations, and they come from two different management companies. Florida caps each at $250 where nothing is delinquent, plus $100 for expedited delivery and up to $150 more if money is owed, and the caps are the same under the condominium statute and the homeowners association statute. A Sandoval single family closing needs one. Item 8.j of the condominium estoppel form is the line that lists every other association the unit belongs to, and it is the line to read first.
Somerville at Sandoval pulled 520 City of Cape Coral permits between 2004 and 2026, and 2024 and 2025 were the two busiest years on record because of a full re-roof and a full window and door replacement. Nothing is being built or rezoned next door that changes the setting.
All figures below from the City of Cape Coral EnerGov Citizen Self Service permit system, keyword SOMERVILLE, filtered to Somerville Loop addresses, read 8 September 2026. Permit counts by application year: 2004 two, 2005 sixty one, 2006 forty four, 2007 twelve, 2008 ten, 2009 eight, 2010 thirty four, 2012 six, 2013 seven, 2014 fourteen, 2015 thirteen, 2016 eighteen, 2017 twenty five, 2018 thirty, 2019 twenty nine, 2020 twenty four, 2021 twenty four, 2022 seventeen, 2023 twenty, 2024 forty six, 2025 sixty five, 2026 eleven through 8 September.
The two capital programs are covered above. Alongside them, the post Ian record carries 15 unit level window and door permits, 13 shutter and awning permits, 6 garage door permits, 33 air conditioning change outs, three building level fire alarm permits, a commercial fence at 2603 Somerville Loop finalized 5 December 2023 at a declared valuation of $13,876.33, and a retaining wall and slab at 2607 Somerville Loop, the recreation tract, permit BLDA26-003780, declared at $59,474.06, finalized 22 August 2026.
Code enforcement is clean. Of 141 code cases at Somerville Loop addresses, 136 are closed, three closed and complied, one closed as a duplicate and one closed under a new owner. Zero are open and zero are at lien status. Eighty nine of them are routine fire department inspections, mostly 2014 to 2021, and 41 are foreclosure registrations, all of them 2010 to 2021 and unit level, which is the financial crisis showing up in the record rather than anything current. Only four code cases post date Hurricane Ian and all four closed without escalation.
Lee County’s own Accela permit system returns no results for street name SOMERVILLE, which is expected because Somerville sits inside City of Cape Coral limits and the City is the permitting authority. A control search on a county arterial returned only eleven records in the same session, so treat that zero as suggestive rather than conclusive.
Somerville’s parcels are zoned RML, Residential Multi-Family Low, with a future land use designation of MF, Multiple Family Residential, and no planned development overlay covers the site or anything within half a mile of it.
That was confirmed by six independent point queries across Lee County Property Appraiser layers and two City of Cape Coral services on 8 September 2026. Within an 805 meter buffer the surrounding zoning is 24 single family residential polygons, four commercial, two residential multi family low including the subject, one agricultural and one professional office.
No proposed development project, plat, rezoning, variance or public hearing case sits on any Somerville parcel itself. The live applications nearby, from the City’s Proposed Development Projects layer read 8 September 2026:
Case | Type | Status | Applied | What it is |
|---|---|---|---|---|
PLAT26-000010 | Plat | In Review | 18 Aug 2026 | Replat to realign SW 23rd Lane slightly north of the existing access, at 2301 Surfside Boulevard |
VAC26-000007 | Vacation | In Review | 21 Apr 2026 | The matching realignment of SW 23rd Lane |
EDSD25-000008 | Engineering design standards deviation | Approved | 18 Nov 2025 | SW 23rd Lane realignment for the Surfside Shops |
PRAP26-000047 | Pre-application | Void | 24 Jun 2026 | Sandoval Community Association process to dedicate Heydon Lane to the City |
PRAP25 and earlier at 2441 Surfside Blvd | Pre-application and administrative deviation | Approval Expired and Fees Paid | 2022 | Lee Health outpatient building expansion and a glazing design deviation |
The nearest sizeable undeveloped multifamily entitled tract, “Cape 84 Acres” at 17800 Veterans Parkway, had its planned development project withdrawn on 27 August 2018 and nothing has replaced it in the layer.
The honest read: nothing adjacent to Somerville at Sandoval is being built or rezoned in a way that changes the setting. The two live items are a retail lane realignment and a master association process to dedicate an internal lane to the City. The one genuinely notable neighbor is a Lee Health outpatient expansion at 2441 Surfside Boulevard, which is an amenity rather than a nuisance, and which is recorded as approval expired, so it is not under construction.
Data updated: September 2026.
The closest true comparables to Somerville at Sandoval are inside Sandoval itself, and the yardstick that separates them is total annual recurring association fees as reported at 93 Sandoval closings in the twelve months to 7 September 2026. On that measure Somerville’s median was $7,848 across 14 closings.
Source: Southwest Florida MLS Matrix closed sale fee fields for 93 Sandoval closings in the 365 days to 7 September 2026, audited row by row. Every row below is a median of the total annual recurring association fee field, with the number of closings behind it. Rows with one or two closings are individual transactions rather than a market rate and are marked as such. Only the total annual recurring fee column reconciles across all 93 rows, so it is the only fee column benchmarked here.
Neighborhood inside Sandoval | Product type | Closings in the window | Median total annual recurring fees |
|---|---|---|---|
Somerville at Sandoval | Low rise condominium | 14 | $7,848 |
Sandoval attached villas, all neighborhoods | Villa attached | 8 | $7,862 |
Anguilla | Villa attached | 5 | $7,780 |
Greendale | Single family | 6 | $4,520 |
Clairfont | Single family | 2 (two transactions) | $4,474 |
Belleville | Single family | 2 (two transactions) | $4,256 |
Hopefield | Single family | 3 | $4,256 |
Anguilla | Single family | 1 (one transaction) | $4,152 |
Sandoval single family, all neighborhoods | Single family | 71 | $2,932 |
Blackburn | Single family | 1 (one transaction) | $2,928 |
Stonyhill | Single family | 5 | $2,928 |
Bellingham | Single family | 2 (two transactions) | $2,732 |
Maraval | Single family | 4 | $2,730 |
Ashbury | Single family | 3 | $2,728 |
Verdmont | Single family | 4 | $2,728 |
Fairmont | Single family | 1 (one transaction) | $2,720 |
Read the table from the top and the bottom at once. Somerville at Sandoval at $7,848 on 14 closings and Sandoval’s attached villas at $7,862 on 8 closings are within $14 of each other. The villas are not condominiums at all. They are Chapter 720 homeowners association product. So the premium over the $2,932 single family median on 71 closings is what attached housing costs in this community, not what the condominium regime costs. It buys roofs, exteriors, grounds and master insurance that a single family owner in the same community pays for out of pocket and never sees on an association bill.
The middle of the table is the interesting part for a buyer choosing inside Sandoval. Greendale, Clairfont, Belleville and Hopefield are single family neighborhoods running $4,256 to $4,520, which is the master’s landscape included tier at work: those owners buy lawn service through the association rather than hiring it, and they land roughly $1,300 to $1,600 a year above the base single family median.
Two neighbors are worth naming because they answer questions a Somerville buyer actually asks, and both are documented from their own or the county’s records rather than from a listing portal.
Cape Royal, immediately adjacent, is the golf option. Its own association site describes a public course with no membership requirement, which is a materially different cost structure from a mandatory club fee community. There is no golf inside Sandoval at all.
Bella Vida, the neighboring Cape Coral gated community, carries a Community Development District, with its own district site and its own non ad valorem assessment on the tax bill. Sandoval has no CDD, so a Somerville at Sandoval buyer is not carrying district debt service on top of three association bills. That is a real and checkable structural difference between two communities that look alike from the road.
Lee County’s 2025 certified tax bills put the non ad valorem charges on a Somerville condominium at $596.59 and on a Sandoval single family home at $1,012.97, a difference of $416.38, and the whole of that difference is visible on the bills themselves. The City of Cape Coral’s solid waste assessment, $384.25, does not appear on the Somerville bill at all. The Lee County solid waste line is $18.31 on the condominium against $36.56 on the house. The city fire services assessment is $515.88 against $529.76. Stormwater is $62.40 on both. Those three differences add to $416.38 exactly. These are two individual 2025 bills, one Somerville unit and one Sandoval single family home, not community averages.
Do not read that $416.38 as a saving. It is swamped, roughly twelve to one, by the association side of the ledger. The honest net is that a Somerville condominium costs about $4,500 a year more to carry than a Sandoval single family home once the lighter tax line is netted off, using the fee window stated above.
For the full Sandoval picture, including the single family neighborhoods this table benchmarks against, see our Sandoval community guide, and for the wider market see our Cape Coral real estate hub.
Somerville at Sandoval trades money for maintenance. The recorded documents and the county record show a neighborhood with new roofs, new windows and no milestone inspection exposure, carrying about $4,916 a year more in association fees than a Sandoval single family home and a two vehicle cap that some buyers cannot live with.
Somerville at Sandoval is a good fit for a buyer who wants attached, low maintenance, gated Sandoval living with new roofs and new glazing already paid for and installed, who has one or two vehicles, and who is not planning to rent it out for short stays. It does not accommodate a third vehicle, it does not permit weekly or monthly rentals, and it does not carry the lowest cost inside Sandoval, which is the single family side of the community at a $2,932 median across 71 closings.
If you want the comparison run on your own numbers rather than on a median, we will build it from the county record, the recorded documents and the Matrix closings. Buyers can start with our buying process and Cape Coral search or call Marc Comisar at (239) 287-5873. Owners thinking about selling can request a Somerville at Sandoval home valuation or call Jesse McGreevy at (239) 898-6072 at our Fort Myers office, 8290 College Parkway, Unit 201, Fort Myers, FL 33919. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate across 4,000+ team transactions.
If you are searching for a Somerville at Sandoval listing agent, or thinking I need someone to sell my Somerville at Sandoval condo, this is the page that answers you. In the last 12 months we tracked every Somerville at Sandoval resale as it came to market, fourteen closings to 6 September 2026 at a median of $252,500, and pricing yours starts with the county record, not an algorithm.
Data updated: September 2026.
Selling a condominium inside Somerville at Sandoval is not the same job as selling a house in Sandoval, and it is not the same job as selling a condominium anywhere else in Cape Coral. Your unit belongs to three associations administered by two management companies. Your buyer’s lender will underwrite an association fee stack of roughly $7,848 a year. Your closing may need up to three estoppel certificates. Your for sale sign needs written approval from two of those associations before it goes in the ground. Every one of those is a scheduling item, and every one of them is a reason to hire a listing agent who has already read the recorded documents for this specific neighborhood.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and have run the #1 team in Southwest Florida since 2012. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate across 4,000+ team transactions, and McGreevy and Comisar alone have over $900 million in Sales. They are Nationally Recognized Top Producing Realtors and Platinum Sales Production Award Winners, and they hold the 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine).
Those are listing-agent credentials, not decoration. A Top 1% Real Estate Agents Nationally Since 2008 producer has priced through a full cycle, which is exactly what a Somerville at Sandoval seller needs in a neighborhood whose 2022 reading was $347,450 across 18 county-recorded resales and whose 2026 year-to-date reading is $264,900 across 13. Two different populations, two different years, one agent who has sold through both.
Every figure below comes from the Southwest Florida MLS Matrix, data date September 2026, on the full population of Somerville at Sandoval closings in the trailing 365 days. County square footage comes from Lee County Property Appraiser condominium cost cards, read 8 September 2026, on 170 of the 172 units.
Measure, 12 months to 6 September 2026 | Value | Population |
|---|---|---|
Closings | 14 | All Somerville at Sandoval product types |
Median sold price | $252,500 | n = 14, even; middle pair $250,000 and $255,000 |
Range | $212,500 to $282,500 | n = 14 |
Median unit size | 1,373 sq ft of county living area | n = 14, even; middle pair both 1,373 |
Sale to list ratio | 95.4% | n = 14, aggregate ratio across the set, not a median |
Days on market, median | 95 | n = 14, even. Middle pair 87 and 103 |
Read those six numbers together and the seller brief writes itself. Somerville at Sandoval is a narrow product with a tight price band. It trades at a measurable discount to list. It takes roughly three months to do it. And the tail is brutal on a mispriced unit: the two longest-sitting rows in that same set of fourteen sat 624 days and 442 days. In a neighborhood of 172 doors that turns over about 8% of itself a year, there is no room to test a price.
This is the part no listing presentation in Cape Coral will tell you, because it takes reading two recorded instruments and a statute to know it.
Up to three estoppel certificates, from two management vendors. A Somerville at Sandoval sale can need up to three estoppel certificates, because the unit is a member of three associations, and they come from two different management companies. Florida caps each at $250 where nothing is delinquent, plus $100 for expedited delivery and up to $150 more if money is owed, and the caps are the same under the condominium statute and the homeowners association statute. A Sandoval single family closing needs one. Item 8.j of the condominium estoppel form is the line that lists every other association the unit belongs to, and it is the line to read first. The Sandoval Community Association’s estoppel routes through its own manager. The Somerville at Sandoval Recreation Association and your own Section I, II, III or IV association route through Compass Rose Management, 1010 NE 9th Street Suite A, Cape Coral FL 33909, telephone (239) 309-0622, with documents through the HomeWiseDocs portal. Ordered late, that is a two-week closing delay. Ordered on day one of the contract, it is nothing.
The $4,000 master reserve contribution at the closing table. The Sandoval Community Association publishes a $4,000 reserve contribution payable to the association at a resale closing. Eleven of the fourteen Somerville closings in the year to 7 September 2026 reported a $4,000 transfer fee, one reported $3,000 and two reported none, and nine reported an application fee of $150, which is the per applicant ceiling Florida law sets for a condominium transfer approval fee. Ask for the figure in writing on the estoppel rather than budgeting from a listing field, and read line 8.f of the condominium estoppel form, which is the line that has to disclose any capital contribution, resale fee or transfer fee. On a $252,500 median sale that is roughly 1.6% of the price, and it belongs on the net sheet before the listing goes live, not in a phone call three days before closing.
Florida condominium seller disclosure, which is heavier than the house next door. Under F.S. 718.503(2) a Somerville at Sandoval seller must deliver, at the seller’s expense, the declaration of condominium, the articles of incorporation, the bylaws and rules, an annual financial statement and the annual budget, the association’s most recent structural integrity reserve study or a statement that the association has not completed one, the milestone inspection summary if applicable, any turnover inspection report performed on or after 1 July 2023, the statutory Frequently Asked Questions and Answers document, and the Division’s governance form. The buyer gets seven business days to cancel. A Sandoval single family seller delivers a nine-point disclosure summary under F.S. 720.401 with a three day cancellation right and no financials at all. That is not a disadvantage, it is a checklist, and a seller who assembles it before listing does not lose a buyer to a document delay.
The recreation assessment lien that outranks your own condominium association’s lien. Section 4.6 of the Declaration of Covenants, Conditions and Restrictions for Somerville at Sandoval, CFN 2005000155773, ranks the Somerville at Sandoval Recreation Association’s lien below taxes, below the Sandoval master association’s continuing lien and below a recorded institutional first mortgage, and above any other mortgage or lien regardless of when recorded, including your own Section condominium association’s lien. Section 4.9 then requires your Section to remit the recreation assessment for every parcel in it, whether or not every owner paid. Both facts land on a seller in the same place: the payoff figures on your estoppels have to be reconciled against each other before the closing agent wires anything.
The fee stack your buyer’s lender will underwrite. Across the fourteen Somerville closings in the year to 7 September 2026, the median total of all recurring association fees was $7,848 a year, in a range from $6,344 to $8,732. That number goes straight into your buyer’s debt-to-income calculation, and it is the single biggest reason a Somerville at Sandoval unit sells or sits. It is also defensible, and a listing agent who can explain it converts showings that a listing agent who cannot explain it loses. Over the same window a Sandoval attached villa closed at a median of $7,862 in total annual recurring fees, within $14 of Somerville, and those villas are not condominiums at all. The premium is what attached housing costs in this community, not what the condominium regime costs, and saying so correctly is worth real money on your list price.
Request a free Somerville at Sandoval home valuation and we will build it from the Lee County unit record for your exact folio, the fourteen Matrix closings, your stack and floor, your county living area rather than a marketing square footage, and the three association bills a buyer will underwrite. No algorithm, no portal estimate, no obligation.
Jesse McGreevy, direct: (239) 898-6072. Call and ask what your Somerville at Sandoval unit is worth and you will get an answer built on the county record, and a straight opinion on whether to list now or wait. McGreevy and Comisar: (239) 898-6072. Our Fort Myers office is 8290 College Parkway, Unit 201, Fort Myers, FL 33919.
Fourteen Somerville at Sandoval units closed in the twelve months to 6 September 2026 at a median of $252,500, in a range of $212,500 to $282,500 (Southwest Florida MLS Matrix, September 2026). Your own number depends on your stack, your floor, your county living area and your Section. Request a Somerville at Sandoval home valuation or call Jesse McGreevy at (239) 898-6072.
Median days on market across the fourteen Somerville at Sandoval closings in the twelve months to 6 September 2026 was 95, at a 95.4% sale to list ratio (Southwest Florida MLS Matrix, September 2026). Two units in that same set sat 442 and 624 days. The spread between three months and two years is priced correctly versus priced hopefully.
The answer turns on how many Somerville at Sandoval units are competing with yours on the day you list, and in a 172 door neighborhood that turns over roughly 8% of its units a year that number is small and it moves. An inventory count decays fast, so this page publishes none and we re-pull it before every listing conversation. Call Jesse McGreevy at (239) 898-6072 and we will read the live count with you.
Beyond commission and standard Florida closing costs, budget for up to three estoppel certificates, capped at $250 each where nothing is delinquent under Florida law, and confirm on the estoppel whether the Sandoval Community Association’s published $4,000 resale reserve contribution is charged to you or to the buyer. Eleven of fourteen recent Somerville at Sandoval closings reported a $4,000 transfer fee.
We read them. This page was built from the recorded Declaration CFN 2005000155773, the 2004 Supplemental Declaration INSTR 6576636, the Lee County cost cards on 170 of 172 units, the City of Cape Coral permit record and the Florida Division of Corporations filings. That work is what produces a defensible Somerville at Sandoval list price rather than a hopeful one.
McGreevy and Comisar. Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, 4,000+ team transactions, and McGreevy and Comisar alone have over $900 million in Sales. For a Somerville at Sandoval listing, call Jesse McGreevy direct at (239) 898-6072 or request a Somerville at Sandoval home valuation.
Yes, and the sequencing is the whole job. A Somerville at Sandoval sale carries a document package, up to three estoppels and a seven business day buyer cancellation window, so the two closings have to be built around those dates. Call Jesse McGreevy at (239) 898-6072 and we will map both sides on one timeline.
Somerville at Sandoval is represented by Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the Domain Realty Group team at the Domain Realty brokerage in Southwest Florida. They are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, working Cape Coral, Fort Myers, Bonita Springs, Estero and Naples from three offices.
Jesse McGreevy is the seller side of McGreevy and Comisar and the partner Somerville at Sandoval owners call about a listing. He has been one of the Top 1% Real Estate Agents Nationally Since 2008, and together with Marc Comisar has led the #1 team in Southwest Florida since 2012. McGreevy and Comisar alone have over $900 million in Sales, and McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate across 4,000+ team transactions.
Jesse’s method on a subdivision like Somerville at Sandoval is the one this page demonstrates. Before a price is proposed, the Lee County Property Appraiser cost card for the specific folio is read, the unit’s county living area is checked against whatever the last listing advertised, the stack number is decoded to confirm floor and size, the Section is identified, and the three association bills are reconciled against the certified tax bill. That is why this page can tell you that two of the last fourteen Somerville at Sandoval closings were advertised on Pulte’s original marketing square footage and understated their price per square foot by $19 and $14, and that four of the fourteen were advertised as three bedroom units when every county cost card and every original Pulte floor plan records two bedrooms and two bathrooms.
He is a Nationally Recognized Top Producing Realtor and a Platinum Sales Production Award Winner, and holds the 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine).
Jesse McGreevy, direct: (239) 898-6072.
Marc Comisar is the buyer side of McGreevy and Comisar and the partner a Somerville at Sandoval buyer should call before writing an offer. He has been one of the Top 1% Real Estate Agents Nationally Since 2008, is a Nationally Recognized Top Producing Realtor and a Platinum Sales Production Award Winner, and with Jesse McGreevy has run the #1 team in Southwest Florida since 2012.
On an attached-product purchase inside a three-association structure, Marc’s work starts with documents rather than with showings. For a Somerville at Sandoval buyer that means ordering the Section declaration of condominium, the Somerville at Sandoval Recreation Association’s adopted budget and reserve schedule, the master’s realtor information package and the association’s flood policy declarations pages, then reading them inside the seven business day statutory window rather than after it closes. The questions that get answered in that window, the percentage share of common expenses, any Section-level pet or approval rule, whether each building’s flood policy is written at 100 percent of replacement cost, and how the 2024 re-roof and the 2025 to 2026 window program were funded, are the questions that decide whether a Somerville at Sandoval unit is a good buy at the price.
Marc Comisar, direct: (239) 287-5873.
McGreevy and Comisar is the team brand. Domain Realty Group is the team, and Domain Realty is the brokerage. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate across 4,000+ team transactions, and the wider Southwest Florida listing inventory sits on the team site at Domain Realty Group.
Office | Address |
|---|---|
Bonita Springs and Estero headquarters | 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 |
Naples | 9180 Galleria Ct #200, Naples, FL 34109 |
Fort Myers | 8290 College Parkway, Unit 201, Fort Myers, FL 33919 |
McGreevy and Comisar: (239) 898-6072. Jesse McGreevy direct: (239) 898-6072. Marc Comisar direct: (239) 287-5873. More about the partners, the team and the brokerage is on the McGreevy and Comisar about page. Sellers can request a Somerville at Sandoval home valuation; buyers can start with the McGreevy and Comisar buyer guide.
McGreevy and Comisar are a top-reviewed Cape Coral and Southwest Florida real estate team. The five star reviews below were left by clients on our Google Business Profile, in their own words.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
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Somerville at Sandoval generates a specific set of buyer questions because nothing on the public internet answers them: three associations instead of one, a pool the rest of Sandoval neither pays for nor holds an easement over, a fee stack about $4,900 a year above the single family homes on the other side of the same gate, and a flood story with two true halves. Every answer below is sourced.
No. A Somerville at Sandoval buyer joins three associations governed by two Florida statutes: the Sandoval Community Association and the Somerville at Sandoval Recreation Association under Chapter 720, plus their own Section I, II, III or IV condominium association under Chapter 718. A Sandoval single family buyer joins one association. That difference moves about $4,900 a year.
Somerville at Sandoval sits at roughly 26.6083 north, 82.0295 west, in the southern part of the gated Sandoval master community in southwest Cape Coral, Lee County, Florida. Every one of its 172 units fronts a single street, Somerville Loop, and there is no second street inside the neighborhood.
Somerville at Sandoval is 172 condominium units in 22 buildings, and it is finished. Twenty buildings hold eight units and two hold six. Lee County records exactly 172 condominium parcels plus four common element parcels, one per condominium section, and the Recreation Association’s own 13.53 acre tract, for 177 parcels total.
Pulte Home Corporation built Somerville at Sandoval between 2005 and 2008 on Tract 100 of the Sandoval Phase 1 plat. Lee County records 24 units in service in 2005, 132 of the carded units in 2006, and the last 14 units in 2008 in Section IV. Pulte’s own closings to first owners ran from November 2005 through 2008, with the final Building 8 unit closing in March 2009.
Somerville at Sandoval has 22 residential buildings, all two stories. Lee County classifies every unit as low rise condominium, one to three floors, and records each unit on floor 1 or floor 2 with nothing above. Every individual unit is single level. Among the 170 carded units, exactly 85 sit on the ground floor and 85 upstairs.
Both, which is the point. Somerville at Sandoval units are Chapter 718 condominiums inside their own Section association, and the same parcel is simultaneously a member of two Chapter 720 homeowners associations, the Sandoval Community Association and the Somerville at Sandoval Recreation Association. Three associations, two statutes, one 1,373 square foot unit.
A recreation association is a separate corporation that owns and funds shared facilities for one neighborhood inside a larger community. The Somerville at Sandoval Recreation Association, Florida document number N05000012184, was created by Pulte in 2005 to hold and maintain Somerville’s pool, its internal roads, every driveway and all of its landscaping, funded solely by Somerville owners.
Across the fourteen Somerville at Sandoval closings in the year to 7 September 2026, the median total of all recurring association fees was $7,848 a year, ranging from $6,344 to $8,732 (Southwest Florida MLS Matrix, September 2026). That total funds three associations: the Sandoval master, the Somerville at Sandoval Recreation Association, and your own Section condominium association.
Because Somerville at Sandoval is attached housing, not because it is a condominium. Over the same twelve month window a Sandoval single family home closed at a median of $2,932 in total annual recurring fees and a Sandoval attached villa at $7,862, within $14 of Somerville. Those villas are Chapter 720 product, not condominiums at all.
The Somerville at Sandoval stack buys the buildings, the roofs, the exteriors and the master property insurance through your Section association; the pool, Somerville Loop, every driveway and all lawns, landscaping and irrigation through the Recreation Association; and Club Sandoval, the Lagoon Pool, all courts, both dog parks, the gates and bulk internet through the Sandoval master assessment.
Both, on different layers. Across the fourteen closings in the year to 7 September 2026, Somerville at Sandoval units reported a monthly condominium fee alongside a quarterly Sandoval master line. Those are fees as reported at each closing across a twelve month window, not a current rate card. Confirm the live schedule on the estoppel.
At the recreation layer it is flat. Section 4.3 of the recorded declaration sets the share per completed dwelling, not by square footage or value, so a 1,345 square foot ground floor owner in Somerville at Sandoval pays the same recreation assessment as a 1,725 square foot upper floor owner. Your Section’s own percentage share sits in the Section declaration.
Yes. Any Florida association can adopt a higher budget, and Somerville at Sandoval carries three budgets. What the recorded documents do limit is special assessments: Bylaws section 6.5 provides that after turnover from developer control, no recreation-level special assessment may be levied unless first approved by two thirds of the voting interests.
No Florida statute caps a condominium assessment, and neither recorded Somerville at Sandoval instrument sets one. What the declaration does cap is the late payment penalty, at $25.00 under section 4.7(A), which the instrument expressly says is not a fine so the fining procedure does not apply. The budget is the document that governs the fee.
Section 4.5 makes unpaid Somerville at Sandoval Recreation Association assessments a continuing lien on the parcel, superior to homestead rights, with remedies starting ten days after a due date and foreclosure available under section 4.7(B). Section 4.6 ranks that lien above your own Section condominium association’s lien and above any other non-institutional mortgage.
Association fees on a personal residence are generally not deductible, and the treatment differs for a rental. We are not tax advisers and this page gives no tax advice. Ask a Florida CPA about your own Somerville at Sandoval unit, and take the actual fee figures from your estoppel rather than from a listing field.
Partly. The listing fee fields are indicative and two of the fourteen recent Somerville at Sandoval closings put the money in the wrong column, so only the total annual recurring figure reconciles. The authoritative route is the statutory estoppel certificate from each association, delivered within ten business days of a written request.
No. Sandoval has no Community Development District, so a Somerville at Sandoval buyer carries no district debt service or operations and maintenance assessment on the tax bill. The neighboring Cape Coral gated community Bella Vida does carry one, with its own district site and its own non ad valorem line, which is a real structural difference between two communities that look alike.
No, and it is a definition rather than a discount. The city’s residential solid waste assessment funds curbside service for property of four units or fewer, and every Somerville at Sandoval building holds six or eight units, so the neighborhood is served by the city’s franchise hauler on containerized collection billed to the association instead.
On the 2025 certified bills, $596.59 on a Somerville at Sandoval condominium against $1,012.97 on a Sandoval single family home, a difference of $416.38: city solid waste $384.25 not billed, Lee County solid waste $18.25 lighter, city fire services $13.88 lighter, stormwater identical. Those are two individual bills, not community averages.
No. The $416.38 non ad valorem advantage is real and fully attributed, and it is swamped roughly twelve to one by the association side. Somerville at Sandoval runs about $4,916 a year more in recurring association fees than a Sandoval single family home, so the honest net is about $4,500 a year more to carry.
The City of Cape Coral’s own ownership layer records water, sewer and irrigation at Somerville at Sandoval’s four Section common element parcels and its recreation tract as SANDOVAL CIAC, a contribution in aid of construction, meaning the utilities were developer installed and contributed to the city rather than built under a Utilities Extension Project special assessment. Much of Cape Coral cannot say that.
No. Florida’s milestone inspection requirement in F.S. 553.899(3)(a) is switched on by a building of three habitable stories or more. Somerville at Sandoval’s 22 buildings are two stories, confirmed by the county building record, the 2005 recorded survey and the 2025 window permits issued one per floor. Age does not change that.
No. F.S. 718.112(2)(g)1. requires a structural integrity reserve study for each building on the condominium property that is three habitable stories or higher. Somerville at Sandoval’s buildings are two stories, so no SIRS is required. Your seller must still give you a statement that the association has not completed one, under F.S. 718.503(2).
No. A Florida condominium budget must still carry reserves for roof replacement, building painting and pavement resurfacing, plus any deferred item over $25,000. Because Somerville at Sandoval’s associations are not required to obtain a structural integrity reserve study, a majority of owners can still vote to reduce or waive those reserves, so read the budget.
Nothing on the public record establishes how the June 2024 re-roof or the 2025 to 2026 window program at Somerville at Sandoval were funded, and this page asserts neither reserves, nor insurance proceeds, nor a special assessment. The records that answer it are the association budgets, reserve schedules and any special assessment resolution, all in the estoppel package.
At the recreation layer, Bylaws section 6.5 requires approval by two thirds of the voting interests after turnover from developer control, and those votes are cast by the four Section Representatives rather than by owners individually. At the Section condominium layer the process is set by that Section’s own declaration and bylaws, which are not published by the master.
Access to the Somerville pool follows who pays the Recreation Association. Every owner of a parcel in Somerville at Sandoval, and their family in residence, their tenants, guests and invitees, holds a perpetual easement over it under section 6.1, and section 7.1 and the declaration’s own recital put the entire cost of running and maintaining it on Somerville’s owners alone.
The rest of Sandoval does not pay for the Somerville at Sandoval pool and holds no easement over it. The one documented exception is a right the developer reserved, and never exercised on the record, to let owners of land it chose not to submit to the declaration use the same facilities on condition that they pay their pro rata share of the cost.
Yes. Every Somerville at Sandoval owner is a member of the Sandoval Community Association by recorded covenant under section 2.1, and that membership carries access to Club Sandoval, the Lagoon Pool, the fitness center, the Esplanade, Calypso Park and Lake, both dog parks and all courts, by resident identification card.
Lee County records the pool building at 1,008 square feet with 234 square feet heated. Whether the pool water is heated, its dimensions, and whether a spa exists are not established: Pulte’s 2008 marketing mentioned a spa and no current record confirms one. The Florida Department of Health pool operating record for 2607 Somerville Loop settles it.
They are not in any public document. Section 9.3 of the recorded declaration says residents must observe pool rules posted on signs, and section 1.27 puts them in the Recreation Association’s Rules and Regulations, which are not recorded. Get them from Compass Rose Management at (239) 309-0622 or in a resale package.
No. Lee County records exactly one building on the Somerville at Sandoval recreation tract, at 1,008 square feet with 234 heated, which is a restroom and equipment core beside the pool. There is no clubhouse, fitness room, meeting room or social room inside Somerville. The fitness center is a master amenity at Club Sandoval.
No. The county codes that tract’s land use as right of way, its legal description is Tract 100 of the Sandoval Phase 1 plat less the condominium parcels, and what it holds is Somerville at Sandoval’s internal roads, the driveways in front of every garage, the landscaped ground and the pool site.
Somerville at Sandoval sits inside the Sandoval master community’s gates, and the 2004 supplemental declaration provides for entry features and signage at the Somerville entrance. Whether Somerville has a gate of its own is not established either way by any source this page could reach. The association office at 239-282-5525 answers it in a minute.
Bulk internet reaches Somerville through the Sandoval master assessment rather than through the condominium fee. The association’s own realtor information page, read on 8 September 2026, describes it as an amenity with speeds of up to 500 Mbps, and notes that the speed varies with how many people are online. No provider or contracted speed is published.
Yes, within recorded limits. Declaration section 12.2 and Supplemental Declaration Article IV.A.3 both set a 30 day minimum lease term and no more than four leases per calendar year, entire units only, no timeshare. That rule is recorded twice, five years apart, in two independent instruments, which is as solid as a leasing fact gets in Cape Coral.
No. A 30 day floor plus a four lease per calendar year cap leaves no room for a nightly or weekly program at Somerville at Sandoval, and declaration section 9.1 closes the other door by providing that the use of a unit as a public lodging establishment is deemed a business or trade use.
At master level, yes. The Sandoval Community Association requires a completed rental application, the signed lease and a $100 processing fee no less than fifteen days before occupancy, with notification received before occupancy. Whether your own Somerville at Sandoval Section association adds a separate approval is set by that Section’s declaration, which is not public.
Yes, and almost nobody knows it. Declaration section 6.1(C) presumes an owner who leases has delegated their Recreation Association easement to the tenant, and suspends the owner’s own right to use it for the lease term, with temporary access retained to inspect the unit. The stated intent is to prohibit dual usage of the recreation and parking facilities.
The recorded documents cap leases per unit, at four per calendar year with a 30 day minimum, and set no percentage cap on how many units in Somerville at Sandoval may be leased at once. Whether an individual Section declaration adds a percentage cap or a renewal approval is not in hand and must be ordered.
Yes, on a words standard rather than a numbers standard. Declaration section 9.6 permits dogs, cats and other usual, non exotic household pets in reasonable numbers at Somerville at Sandoval, excludes pit bulls, wolf hybrids and dogs prone to or exhibiting aggressive behavior, and prohibits keeping or breeding animals for commercial purposes.
There is no numeric pet cap and no weight limit in the recorded Somerville at Sandoval declaration, only a reasonable numbers standard plus the named breed exclusions. Whether your own Section condominium declaration imposes something stricter is a separate question, and a stricter Section rule that does not conflict still binds you. Order the Section declaration.
Pets must be contained on the owner’s parcel and carried or on a hand held leash off it, under section 9.6. The dog infrastructure is master infrastructure reached through the Sandoval assessment: two size separated dog parks, Barkley Park near the Veterans Memorial gate and Happy Paws near the Pine Island gate, plus the Esplanade paths.
Two things are true. On the effective Cape Coral flood map, panels 12071C0381G and 12071C0382G dated 17 November 2022, ten of Somerville at Sandoval’s 22 buildings sit in Zone AE with a base flood elevation of 7.0 feet NAVD88 and twelve sit in Zone X shaded. Then FEMA amended it.
On 8 August 2023 FEMA issued Letter of Map Amendment case 23-04-5574A removing all 22 buildings and the pool house at Somerville at Sandoval from the Special Flood Hazard Area, because every structure was surveyed at or above the 7.0 foot base flood elevation, at lowest adjacent grades of 7.0 to 7.9 feet.
FEMA’s own words in the 2023 Letter of Map Amendment are that the federal mandatory flood insurance requirement does not apply, and, in the same letter, that a lender has the option to continue the requirement to protect its financial risk on the loan. Ask for the letter by case number 23-04-5574A with the association documents.
No. The federal requirement attaches to the building’s location, not to the floor your unit sits on, and the 2022 interagency guidance says so expressly for condominiums. What being upstairs changes is price on your own optional policy, because FEMA’s current rating method applies a floor of interest factor assuming about twelve feet per floor.
Cape Coral is a Class 5 community in FEMA’s Community Rating System, community number 125095, which carries a 25 percent discount, and under the National Flood Insurance Program’s current pricing that discount applies to every policy in the community whether or not the structure is inside the Special Flood Hazard Area.
The association’s policy must provide primary coverage for all portions of the condominium property as originally installed, and must exclude personal property, floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops and window treatments. At Somerville at Sandoval the association insures the building as installed; your HO-6 starts at the paint.
Whether each building’s Residential Condominium Building Association Policy is written at 100 percent of that building’s replacement cost, or the number of units times $250,000, whichever is less. Eighty percent avoids the coinsurance penalty but does not satisfy a lender. Somerville at Sandoval has 22 buildings, so it needs 22 separate policies.
Directionally, Citizens Property Insurance Corporation’s 2026 recommended rate filing records 801 Lee County HO-6 multiperil policies at a current average premium of $1,459, moving to $1,410. Citizens is the residual market and is required to be non competitive, so treat that as directional. Get a quote on the specific Somerville at Sandoval unit.
Somerville at Sandoval pulled no roof permits at all in 2022 or 2023, and the City of Cape Coral’s public permit and code records show no substantial damage determination at any Somerville address. That is a portal index negative, not a custodian negative, so this page states what the records show rather than that no damage occurred.
Yes. In June 2024 the association re-roofed all 22 buildings plus the pool house and the mail kiosk under a single contractor, at a total declared valuation of $2,361,672.59 in the City of Cape Coral permit record. A typical Somerville at Sandoval building came in at $104,337.96, the pool house at $13,349.86.
Yes. Beginning 12 September 2025, the association replaced windows and doors across every building at Somerville at Sandoval under 45 building level permits, typically two per building, at declared valuations of $20,000 to $52,000 each and roughly $2,190,250 in total. Several permits were still open as of 8 September 2026.
This page will not say. The exterior wall construction and the original glazing at Somerville at Sandoval are not stated by any source we can reach, and the Lee County condominium cost card format carries no wall, roof cover or wind mitigation element. What is recorded is that every building’s windows and doors were replaced across 2025 and 2026.
Unknown, and it is the question to ask rather than an achieved saving. Florida requires wind mitigation credits in residential rate filings, and roof covering and opening protection are the two largest credit categories, which are exactly what Somerville at Sandoval just replaced. Request the association’s current OIR-B1-1802 form and the master policy declarations page.
It is FEMA’s substantial improvement and substantial damage rule, under which work costing 50 percent or more of a structure’s market value can trigger current floodplain construction standards for structures in the Special Flood Hazard Area. How the city applies it to Somerville at Sandoval after the 2023 Letter of Map Amendment is a question for Cape Coral Floodplain Management.
Lenders review the association as well as the borrower, typically looking at owner occupancy, delinquency rates, reserves, litigation and insurance adequacy. Somerville at Sandoval’s advantages there are new roofs, new glazing and no milestone or SIRS requirement; the open questions are the reserve position and the flood policy limits. Get the budget and the declarations pages early.
The Sandoval Community Association’s own realtor page states that Sandoval does not have an association application process for new buyers. Whether an individual Somerville at Sandoval Section condominium association requires purchase approval is not established, because the four Section declarations are not in hand. Item 8.h of the estoppel form is where the answer appears.
A capital contribution is a one time payment to the association at closing, like the $4,000 resale reserve contribution the Sandoval Community Association publishes. An estoppel fee is what the association charges to certify what is owed, capped at $250 in Florida where nothing is delinquent. At Somerville at Sandoval you may encounter both.
Under F.S. 718.503(2) the seller must deliver, at the seller’s expense, the declaration, articles, bylaws and rules, an annual financial statement and the annual budget, the milestone summary if applicable, the SIRS or a statement that none was completed, any post July 2023 turnover inspection report, the statutory FAQ document and the Division’s governance form.
Seven business days, excluding Saturdays, Sundays and legal holidays, under F.S. 718.503(2)(d), either counted before execution or after execution and receipt of the documents, with a right to extend closing by up to seven such days to receive them. A Sandoval single family buyer gets three calendar days under F.S. 720.401.
Two. All 170 retrievable Lee County cost cards and all four original Pulte floor plans record two bedrooms and two bathrooms at Somerville at Sandoval. Four of the fourteen closings in the year to 6 September 2026 were advertised as three bedroom units. The third room is a den, and the primary records say so.
Lee County measures six living areas across the 170 carded Somerville at Sandoval units: 1,345, 1,373 and 1,392 square feet on the ground floor, and 1,650, 1,688 and 1,725 square feet upstairs. The most common size is 1,373 square feet at 78 units. Living area excludes the garage and the screened porch.
Yes. Every Somerville at Sandoval unit has a private attached one car garage, recorded at 203 to 274 square feet across the 170 carded units, plus one assigned driveway space. There is no carport anywhere in Somerville at Sandoval, and the largest garages in the neighborhood are in Section IV.
Two. Declaration section 9.7(E) states that units may not park more than 2 vehicles on a permanent basis at Somerville at Sandoval, owners and their families may not use guest spaces, and parking on association roadways is prohibited. Boats and recreational vehicles get 24 hours in a driveway, no more than twice a month.
No. Somerville at Sandoval’s 22 buildings are two stories with no elevator anywhere in the neighborhood, and each stack has its own ground level entry. Among the 170 carded units, 85 sit on the ground floor and 85 upstairs, so ground floor access is a stack question rather than a building question.
Upper floors carry the price here, for a physical reason. Upper units at Somerville at Sandoval are 277 to 352 square feet larger than the ground units in the same building. In the year to 6 September 2026, nine ground floor closings had a median of $249,000 and five upper floor closings a median of $270,000.
The unit number is the building number followed by a two digit stack number, and it holds for all 172 parcels. Unit 106 is Building 1, stack 06. In the twenty buildings that hold eight units, stacks 01, 04, 05 and 08 are upstairs. Buildings 8 and 22 have six units and different upper stacks.
Section IV is Buildings 8 and 9 at 2668 and 2664 Somerville Loop, built in 2008, three years after the rest, with different unit sizes and larger garages and only 14 units to carry two buildings’ fixed costs. Both Section IV closings in the past year carried a $500 monthly condominium fee and totalled $8,732 a year.
A Somerville at Sandoval address sits in Lee County’s Elementary Proximity Zone A, Middle Proximity Zone BB and High School Residential Choice Zone West Zone 3. Lee County assigns a pool of schools ranked by families in an annual open enrollment window, not one school by boundary, so confirm placement with the district.
Yes, of both. Trafalgar Middle is 1.22 miles and Gulf Middle 1.96 miles from the Somerville at Sandoval tract center in a straight line, so a Somerville address falls inside the district’s Proximity 1 preference radius for both Middle Proximity Zone BB options. Ida S. Baker High is 1.79 miles away.
Cape Coral Hospital, part of Lee Health, is 5.91 miles from the Somerville at Sandoval tract center in a straight line, measured from Census geocoded addresses on 8 September 2026. That is a straight line distance rather than a drive time. A Lee Health outpatient expansion at 2441 Surfside Boulevard is recorded as approval expired.
By the city’s franchise hauler on containerized collection billed to the association, not by residential curbside route. Ten sampled Somerville Loop addresses plus the recreation tract returned zero features against the City of Cape Coral Solid Waste Routes layer, while two in-community controls returned Route 675. The collection day and hauler contract are not public.
A mail kiosk structure exists inside Somerville at Sandoval and the association re-roofed it in June 2024 at a declared valuation of $4,069.65, and the 2004 supplemental declaration requires mailbox design and location to follow the Sandoval guidelines for multi-family communities. The permit record does not establish the USPS delivery mode. Call 239-282-5525.
All five Somerville at Sandoval corporations, the Recreation Association and Sections I through IV, show Compass Rose Management, 1010 NE 9th Street Suite A, Cape Coral FL 33909, as principal address and registered agent on Florida annual reports filed 23 and 27 March 2026. The Sandoval master is administered separately, from St. Petersburg.
The two instruments this page cites, CFN 2005000155773 and INSTR 6576636, are at the Lee County Clerk’s official records search. The four Section declarations of condominium, the Recreation Association’s rules and the adopted budgets come through Compass Rose Management, telephone (239) 309-0622, by way of the HomeWiseDocs portal, or from the Clerk.
No. Of 141 code cases at Somerville Loop addresses in the City of Cape Coral record read 8 September 2026, 136 are closed, three closed and complied, one closed as a duplicate and one closed under a new owner. Zero are open and zero are at lien status. Only four post-date Hurricane Ian.
Nothing adjacent to Somerville at Sandoval is being built or rezoned in a way that changes the setting. The live cases within half a mile are a retail lane realignment at Surfside Boulevard and a master association process to dedicate an internal lane to the city. No project sits on any Somerville parcel.
Somerville’s parcels are zoned RML, Residential Multi-Family Low, with a future land use designation of MF, Multiple Family Residential, and no planned development overlay covers the site or anything within half a mile of it. That was confirmed by six independent point queries across county and city GIS services on 8 September 2026.
Within narrow recorded terms. Section 9.1 permits business activity inside a Somerville at Sandoval unit only where it is not apparent or detectable by sight, sound or smell from outside, conforms to zoning, involves only telephone calls and correspondence, brings no non-residents into Somerville at Sandoval and no door-to-door solicitation, and stays consistent with residential character.
No. The 2004 supplemental declaration fixes the roof at flat concrete tile on a minimum 4:12 slope, and section 9.8 says the color of the roof tile shall not be changed nor other roofing materials or styles substituted. Window and wall air conditioning units are prohibited under section 9.12.
Mostly not directly. Section 3.4(C) makes Class A members Non-Voting Members of the Recreation Association, with each Section association deemed the Voting Member and casting its Section’s votes through a designated Representative. The one carve-out is the election of Recreation Association directors, which Class A members vote on themselves.
That depends on your horizon and your use. Over twenty years Somerville at Sandoval moved from a 2006 developer median of $247,450 across 114 closings to a 2026 year-to-date qualified resale median of $264,900 across 13 county-recorded resales, about 7.1 percent. It is a poor fit for a short-term rental model.
That question sits on Google’s own results for this brand term, so it deserves a straight answer rather than a portal’s. Cape Coral’s post-Ian insurance and association costs are the pressure point most often cited. At Somerville at Sandoval the measurable facts are new roofs, new glazing, no milestone requirement, and a $7,848 median annual fee.
Order documents before you fall in love with a unit. Ask for the Section declaration, all three association budgets and reserve schedules, the flood policy declarations pages and the 2023 Letter of Map Amendment by case number. Start with the McGreevy and Comisar buyer guide or call Marc Comisar direct at (239) 287-5873.
Selling a Somerville at Sandoval condominium involves three associations, two management companies, up to three estoppel certificates and a statutory document package the house next door never has to produce. These are the questions Somerville at Sandoval owners actually ask, answered from the records and from fourteen closings.
Start from the Lee County cost card for your folio, your stack and floor, your Section and your county living area, then set that against the fourteen Somerville at Sandoval closings in the year to 6 September 2026 at a median of $252,500. Request a Somerville at Sandoval home valuation or call (239) 898-6072.
Median days on market across the fourteen Somerville at Sandoval closings in the twelve months to 6 September 2026 was 95, on a 95.4% sale to list ratio (Southwest Florida MLS Matrix, September 2026). The tail is the warning: two of those fourteen units sat 442 and 624 days before closing.
Fourteen Somerville at Sandoval units closed in the twelve months to 6 September 2026 at a median of $252,500, in a range of $212,500 to $282,500, on a median 1,373 square feet of county living area and a median $174.40 per county square foot (Southwest Florida MLS Matrix, September 2026).
95.4 percent across the fourteen Somerville at Sandoval closings in the twelve months to 6 September 2026 (Southwest Florida MLS Matrix, September 2026). On a $252,500 median that is roughly $11,600 between list and sold, which is why the opening number matters more here than in the single family market next door.
Somerville at Sandoval and the Sandoval master community are two different inventory populations, one a 172 unit condominium neighborhood and the other every product type across the master. An inventory count decays faster than anything else on this page, so this page publishes none: call (239) 898-6072 and we will re-pull it live.
This page does not publish an active listing count, because an inventory count is the fastest decaying fact on it. Somerville at Sandoval turns over roughly 8 percent of its 172 doors a year, so any reading changes quickly. We re-pull it live before every listing appointment and every showing, at (239) 287-5873.
Under F.S. 718.503(2), at the seller’s expense: the declaration, articles, bylaws and rules, an annual financial statement and annual budget, the milestone summary if applicable, the structural integrity reserve study or a statement that none was completed, any post July 2023 turnover inspection report, the statutory FAQ document and the Division governance form.
Up to three, because a Somerville at Sandoval unit is a member of three associations, and they come from two different management companies. A Sandoval single family closing needs one. Item 8.j of the condominium estoppel form is the line that lists every other association the unit belongs to.
Florida statute does not assign it; the contract does, and in practice it is negotiated and usually charged to the seller at closing. Both F.S. 718.116(8) and F.S. 720.30851 require a refund within 30 days if the closing does not occur and a non-owner payor requests it with reasonable documentation.
$250 where nothing is delinquent, plus $100 for expedited delivery within three business days, plus up to $150 more if a delinquent amount is owed. The caps are identical under the condominium statute and the homeowners association statute. Three Somerville at Sandoval certificates therefore run up to $750, or up to $1,050 expedited.
Ten business days after a written or electronic request, under both F.S. 718.116(8) and F.S. 720.30851. If the association misses that window, no fee may be charged at all. That deadline is why a Somerville at Sandoval seller orders all three certificates on day one of the contract, not in the final week.
Thirty days if hand delivered or sent electronically, thirty five days if sent by regular mail. An amended certificate may be issued at no charge within the effective period if the sale or refinance has not closed, and a new thirty or thirty five day period then begins.
Items 8.f, 8.h, 8.j and 8.k of the prescribed condominium form. 8.f discloses any capital contribution, resale fee or transfer fee. 8.h says whether board approval of the transfer is required and given. 8.j lists every other association the unit belongs to. 8.k gives the association’s insurance contacts.
Beyond the F.S. 718.503(2) document package, a Florida seller must disclose known facts materially affecting value that are not readily observable, and Florida Realtors’ seller property disclosure form is the standard vehicle. For a Somerville at Sandoval unit that includes assessment history, leaks, insurance claims and anything you know about the association’s finances.
Yes. F.S. 718.503(2) entitles the buyer to the declaration, articles, bylaws, rules, annual financial statement, annual budget, reserve study or statement, FAQ document and governance form at the seller’s expense. Assembling that package before listing is the cheapest delay-avoidance a Somerville at Sandoval seller can buy.
Yes, and it is longer than a house sale. Under F.S. 718.503(2)(d) the resale contract must give the buyer seven business days to cancel after execution and receipt of the documents, or acknowledge that they were provided more than seven such days before execution. That right cannot be waived and terminates at closing.
No. The milestone inspection requirement in F.S. 553.899(3)(a) applies to buildings of three habitable stories or more, and Somerville at Sandoval’s 22 buildings are two stories. The resale package item is required only if applicable, so there is nothing to produce, and that is a selling point rather than a gap.
No study is required, but a statement is. F.S. 718.503(2) requires the seller to deliver the association’s most recent structural integrity reserve study or a statement that the association has not completed one. Somerville at Sandoval’s two-story buildings fall outside the F.S. 718.112(2)(g)1. requirement, so the statement is the correct deliverable.
Yes. Florida’s standard as-is residential contract is used routinely on condominium resales, and it does not remove the seller’s disclosure obligations or the buyer’s statutory document rights. At Somerville at Sandoval it usually shifts the conversation to the inspection period rather than to the price, so the listing strategy has to anticipate it.
No. Automated valuation models do not read the Lee County cost card, do not know which stack you are in, and do not know that upper floor units at Somerville at Sandoval are 277 to 352 square feet larger than ground floor units in the same building. Nine ground floor closings ran a $249,000 median against $270,000 upstairs.
From the county, or name the basis explicitly. Two of the fourteen Somerville at Sandoval closings in the year to 6 September 2026 were advertised on Pulte’s original marketing square footage rather than Lee County living area, which understated their price per square foot by $19 and $14 respectively.
No. All 170 retrievable Lee County cost cards and all four original Pulte floor plans record two bedrooms and two bathrooms at Somerville at Sandoval. Four of the last fourteen closings were advertised as three bedroom. The third room is a den, and describing it accurately protects the file at appraisal and inspection.
Yes, and it runs opposite to what most sellers assume. Across the fourteen closings in the twelve months to 6 September 2026, nine ground floor Somerville at Sandoval units had a median of $249,000 and five upper floor units a median of $270,000, because the upper units are the larger ones in every building.
The Sandoval Community Association publishes a $4,000 reserve contribution payable to the association at a resale closing. Eleven of the fourteen Somerville at Sandoval closings in the year to 7 September 2026 reported a $4,000 transfer fee, one reported $3,000 and two reported none. Get it in writing on the estoppel.
They can, and this is where a Somerville at Sandoval sale differs from a house sale. Lenders review association delinquency, reserves, litigation and insurance adequacy. Get all three budgets, the reserve schedules and the flood policy declarations pages in hand before listing, so a lender’s condominium questionnaire does not become a two week surprise.
A lender can decline a condominium project on association grounds even when the borrower qualifies. The favorable facts at Somerville at Sandoval are new roofs, new windows and doors, no milestone or SIRS requirement and zero open code cases. The open questions are the reserve position and each building’s flood policy limits.
Yes, and it is a scheduling item. Declaration section 9.2 requires the written consent of the Architectural Reviewer and the Community Association before any sign is erected, including realtors’ signs, and lets the Neighborhood Association documents restrict signs further. That approval runs through two associations before the sign is legal.
The master’s published realty signage guidelines allow one sign per lot plus one tag sign, both limited to 3 feet 6 inches high and 3 feet wide with a main panel of no more than 5.5 square feet, on a 4 inch wood post, face Benjamin Moore OC-65 Chantilly Lace, text Sherwin Williams 2390 Greek Isle, font Georgia Bold.
Yes, through the master’s process. The Sandoval Community Association’s realtor information page, read 8 September 2026, states that for an open house the resident must give the realtor access to the community and add the open house to My Envera. Guest registration at Sandoval is resident-managed through that platform.
Florida requires sellers to disclose known material facts that are not readily observable, and flood history is squarely inside that. At Somerville at Sandoval the accurate disclosure is both halves: the effective FIRM mosaic on panels 12071C0381G and 12071C0382G, and FEMA’s 2023 Letter of Map Amendment case 23-04-5574A. Ask your closing agent about form requirements.
Materially, yes, and most sellers do not know they have it. FEMA case 23-04-5574A dated 8 August 2023 removed all 22 buildings and the pool house at Somerville at Sandoval from the Special Flood Hazard Area. Produce the letter by case number, alongside FEMA’s own note that a lender may still require coverage.
They are the single biggest factor in your buyer pool, because $7,848 a year goes straight into a debt-to-income calculation. The answer is not apology, it is explanation: a Sandoval attached villa pays $7,862 in total annual recurring fees, within $14, and those villas are not condominiums at all.
You will not have a choice, and you should lead with it. Item 8.j of the condominium estoppel form requires the association to list every other association the unit belongs to, so all three surface at Somerville at Sandoval anyway. Explaining the structure early converts far better than letting a title company reveal it.
Roughly $4.55 million of building envelope work across 172 units: a full re-roof of all 22 Somerville at Sandoval buildings applied June 2024 at a declared $2,361,672.59, and a full window and door replacement beginning September 2025 at roughly $2,190,250, both in the City of Cape Coral permit record.
The recorded rules still apply: a 30 day minimum lease and no more than four leases per calendar year, plus the master’s fifteen day, $100 tenant application. Leasing also suspends your own pool and parking rights under section 6.1(C), and a tenant in place narrows the buyer pool and complicates showings at Somerville at Sandoval.
They are different things. Lee County’s 2025 just value across the 170 carded Somerville at Sandoval units has a median of $220,982.50 in a range of $197,946 to $253,852. That is the property appraiser’s assessment, not a list price, a sold price or an opinion of value. The fourteen closings ran a $252,500 median.
About 7.1 percent, from a 2006 developer median of $247,450 across 114 first-owner closings to a 2026 year to date qualified resale median of $264,900 across 13 county-recorded resales. Those are two different populations from Lee County’s own sale coding, and the interim range was wide: $101,500 in 2010, $347,450 in 2022.
Then the calendar is the deal. A Somerville at Sandoval sale carries a document package, up to three estoppels each with a ten business day statutory clock, and a seven business day buyer cancellation window. Call Jesse McGreevy at (239) 898-6072 and we will build both closings on one timeline.
Jesse McGreevy, direct: (239) 898-6072, or request a free Somerville at Sandoval home valuation. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, with 4,000+ team transactions and over $900 million in Sales between the two partners.
Every factual claim on this Somerville at Sandoval page traces to a primary record: a recorded instrument, a county or city dataset, a federal or state agency publication, the association’s own posted materials, or the builder’s own archived pages. No listing portal and no competing brokerage is used as a source anywhere on this page.
# | What it is | Authority URL | Date read |
|---|---|---|---|
1 | Lee County Clerk of Circuit Court official records search, where CFN 2005000155773 and INSTR 6576636 are retrieved | 8 September 2026 | |
2 | Lee County Clerk guidance on searching official records | 8 September 2026 | |
3 | Lee County Clerk official records services overview | 8 September 2026 | |
4 | Lee County Clerk recording fee schedule, the basis for the $528.50 recording fee on the 2005 declaration | 8 September 2026 | |
5 | Lee County Clerk recording fee calculator | 8 September 2026 | |
6 | Ordering certified copies of Lee County recorded instruments | 8 September 2026 | |
7 | Lee County Clerk property records portal | 8 September 2026 | |
8 | Lee County Clerk bulk official records data | 8 September 2026 |
# | What it is | Authority URL | Date read |
|---|---|---|---|
9 | Property record for the Somerville at Sandoval recreation tract, folio 10499533, 2607 Somerville Loop | 8 September 2026 | |
10 | Property record for the Somerville condominium unit on the 2025 certified tax bill comparison, folio 10521550 | 8 September 2026 | |
11 | Property record for the Club Sandoval master amenity tract, folio 10521477 | 8 September 2026 | |
12 | Property record for Calypso Lake, Lee County Recreation Lake 1, folio 10494972, 22.51 acres | 8 September 2026 | |
13 | Property record for an adjoining Sandoval master parcel, folio 10494987 | 8 September 2026 | |
14 | Lee County Property Appraiser condominium cost cards, the source of unit sizes, garage areas, porch areas, floor assignments and sale coding on 170 of 172 units | 8 September 2026 | |
15 | Lee County parcel web feature service used for the legal-description parcel census of Somerville at Sandoval | 8 September 2026 | |
16 | Lee County subdivision and parcel detail layer | Lee County Property Appraiser ParcelDetails map service, layer 33 | 8 September 2026 |
17 | Lee County zoning map service, the source of the RML zoning finding | 8 September 2026 | |
18 | Lee County hazards and flood zones map service | Lee County Property Appraiser hazards and flood zones map service | 8 September 2026 |
19 | Lee County parcel feature service used for the street-keyed parcel query, land use codes and garbage type fields | 8 September 2026 | |
20 | Lee County permitting portal, checked as a control against the City of Cape Coral record | 8 September 2026 |
# | What it is | Authority URL | Date read |
|---|---|---|---|
21 | City of Cape Coral EnerGov permit search, the source of the 520 Somerville permits, the June 2024 re-roof and the 2025 window and door program | 8 September 2026 | |
22 | City of Cape Coral non ad valorem assessments page, the source of the solid waste assessment purpose and per-unit rates | 8 September 2026 | |
23 | City of Cape Coral residential solid waste collection page | 8 September 2026 | |
24 | City of Cape Coral solid waste department index | 8 September 2026 | |
25 | City of Cape Coral trash day lookup, the control that returned Route 675 for in-community addresses and nothing for Somerville | 8 September 2026 | |
26 | City of Cape Coral solid waste routes GIS layer, queried point in polygon at ten Somerville Loop addresses | 8 September 2026 | |
27 | City of Cape Coral solid waste routes public map application | 8 September 2026 | |
28 | Cape Coral Code of Ordinances Chapter 9, sections 9-65, 9-66 and 9-68, defining large scale multi-family dwellings and containerized franchise service | Cape Coral Code of Ordinances, Chapter 9 health and sanitation | 8 September 2026 |
29 | City of Cape Coral GIS services directory | 8 September 2026 | |
30 | City of Cape Coral flood zone GIS layer, queried at the Somerville coordinates | 8 September 2026 | |
31 | City of Cape Coral zoning and future land use GIS layer | 8 September 2026 | |
32 | City of Cape Coral ownership layer, the source of the Sandoval CIAC utility finding and the recreation tract ownership | 8 September 2026 | |
33 | City of Cape Coral fire assessment and station open data layer | 8 September 2026 | |
34 | City of Cape Coral public records request route, the way to obtain any floodplain determination correspondence | 8 September 2026 | |
35 | City of Cape Coral water conservation and reclaimed irrigation page | 8 September 2026 |
# | What it is | Authority URL | Date read |
|---|---|---|---|
36 | FEMA Letter of Map Amendment case 23-04-5574A, 8 August 2023, removing all 22 Somerville buildings and the pool house from the Special Flood Hazard Area | 8 September 2026 | |
37 | FEMA Map Service Center, where FIRM panels 12071C0381G and 12071C0382G effective 17 November 2022 are retrieved | 8 September 2026 | |
38 | FEMA National Flood Hazard Layer, flood zone polygons queried at the Somerville building footprints | 8 September 2026 | |
39 | FEMA National Flood Hazard Layer, FIRM panel index | 8 September 2026 | |
40 | FEMA National Flood Hazard Layer, letters of map amendment | 8 September 2026 | |
41 | FEMA explanation of letters of map amendment and map revisions | 8 September 2026 | |
42 | FEMA Community Rating System program page, the source of the uniform discount rule | 8 September 2026 | |
43 | FEMA CRS eligible communities list effective 1 April 2026, showing Cape Coral, community 125095, Class 5, 25 percent | 8 September 2026 | |
44 | NFIP Flood Insurance Manual, October 2025, including the floor of interest rating input | 8 September 2026 | |
45 | FEMA and Milliman Risk Rating 2.0 methodology and data sources, the twelve feet per floor assumption | 8 September 2026 | |
46 | The Residential Condominium Building Association Policy form, 44 C.F.R. Part 61 Appendix A(3) | 8 September 2026 | |
47 | The federal mandatory flood insurance purchase requirement, 42 U.S.C. 4012a | 42 U.S.C. 4012a, flood insurance purchase and compliance requirements | 8 September 2026 |
48 | The lending regulation implementing the purchase requirement | 8 September 2026 | |
49 | The 2022 Interagency Questions and Answers Regarding Flood Insurance, 87 FR 32826, answering the condominium and upper floor question | Interagency Questions and Answers Regarding Flood Insurance, 2022 | 8 September 2026 |
50 | United States Census Bureau geocoder, used to compute straight line distances from Somerville to school and hospital addresses | 8 September 2026 |
# | What it is | Authority URL | Date read |
|---|---|---|---|
51 | F.S. 553.899, the milestone inspection requirement switched on by three habitable stories | 8 September 2026 | |
52 | F.S. 718.112, condominium bylaws, budgets, reserves and the structural integrity reserve study trigger | 8 September 2026 | |
53 | F.S. 718.111, association powers, insurance and the official records and 25-unit digital records rules | 8 September 2026 | |
54 | F.S. 718.116, condominium assessments and the prescribed estoppel certificate form | Florida Statutes 718.116, assessments and liability for assessments | 8 September 2026 |
55 | F.S. 718.503, nondeveloper disclosure and the seven business day cancellation right | Florida Statutes 718.503, developer and nondeveloper disclosure | 8 September 2026 |
56 | F.S. 720.303, homeowners association powers and the opt-in reserve rule | 8 September 2026 | |
57 | F.S. 720.30851, the homeowners association estoppel certificate and fee caps | 8 September 2026 | |
58 | F.S. 720.401, the Chapter 720 disclosure summary and three day cancellation right | Florida Statutes 720.401, prospective purchasers subject to association membership | 8 September 2026 |
59 | F.S. 627.0629, Florida’s residential windstorm mitigation discount requirement | Florida Statutes 627.0629, residential property insurance rate filings | 8 September 2026 |
60 | The 2025 condominium legislation as enrolled, the source text for the current reserve and inspection provisions | 8 September 2026 | |
61 | Rule 69O-170.017 F.A.C., the windstorm mitigation discount rule | 8 September 2026 | |
62 | Rule 69O-170.0155 F.A.C., forms and filing requirements referenced alongside the mitigation rule | 8 September 2026 | |
63 | Form OIR-B1-1700, the non single family residence wind mitigation credit table that covers two story Group I buildings | 8 September 2026 | |
64 | Form OIR-B1-1802, the uniform mitigation verification inspection form to request from the association | 8 September 2026 | |
65 | The 2002 loss relativity study behind the multi-unit wind mitigation table, defining the low rise Group I building | Florida Office of Insurance Regulation loss relativities study for buildings with five or more units | 8 September 2026 |
66 | Florida Office of Insurance Regulation rate filing search, the route to any specific insurer filing | 8 September 2026 | |
67 | Florida Building Commission effective dates, confirming the 2001 Florida Building Code took effect 1 March 2002 | Florida Building Commission code effective dates publication | 8 September 2026 |
68 | Florida DBPR building codes and standards guidance | 8 September 2026 | |
69 | Florida Department of Financial Services consumer guide to hurricane loss mitigation premium discounts | Florida CFO consumer guide to hurricane mitigation premium discounts | 8 September 2026 |
70 | Florida Division of Corporations, the record showing all five Somerville at Sandoval corporations active with Compass Rose Management on March 2026 filings | 8 September 2026 | |
71 | Florida DBPR condominium complaint and association lookup | Florida DBPR condominiums, timeshares and mobile homes portal | 8 September 2026 |
72 | Florida DBPR complaint filing route for a condominium association | 8 September 2026 | |
73 | My Safe Florida Condo, the state grant program an association may apply to | 8 September 2026 |
# | What it is | Authority URL | Date read |
|---|---|---|---|
74 | Citizens 2026 recommended rate filing, the source of the Lee County HO-6 and HW-6 average premiums | 8 September 2026 | |
75 | Citizens 2026 rate and rule changes bulletin of 30 April 2026, the commercial residential condominium association rate changes | Citizens Property Insurance 2026 rate and rule changes bulletin | 8 September 2026 |
76 | Citizens policies in force by county, the exposure context for Lee County | 8 September 2026 | |
77 | Citizens detail by county as at 31 July 2026 | 8 September 2026 | |
78 | Citizens condominium, homeowner and cooperative association coverage explanation | Citizens Property Insurance condominium association coverage page | 8 September 2026 |
79 | Citizens HO-6 coverage worksheets, showing how a unit owner’s Coverage A and C elections drive premium | 8 September 2026 | |
80 | National Association of Insurance Commissioners homeowners insurance report, the national and state benchmark series | 8 September 2026 |
# | What it is | Authority URL | Date read |
|---|---|---|---|
81 | Lee County school proximity zones GIS service, queried at the Somerville tract center and all four corners | 8 September 2026 | |
82 | School District of Lee County Student Enrollment Plan 2026-2027, board approved 1 December 2025, the source of the proximity preference rules | 8 September 2026 | |
83 | Florida Department of Education 2025 to 2026 school grades workbook, the source of every school grade on this page | 2 September 2026 |
# | What it is | Authority URL | Date read |
|---|---|---|---|
84 | Sandoval Community Association realtor information and documents page, the source of the master fee tiers, the $4,000 resale reserve contribution, the tenant application, the $11 card and $15 sticker fees, the bulk internet description and the estoppel routing | Sandoval Community Association documents and realtor information page | 8 September 2026 |
85 | The Somerville at Sandoval supplemental declaration, INSTR 6576636, as posted by the master association | Sandoval Community Association posted Somerville at Sandoval supplemental declaration | 8 September 2026 |
86 | Sandoval realty sign specification, the standard a Somerville at Sandoval listing sign must meet | 8 September 2026 | |
87 | Sandoval private party rental policy for the master multipurpose rooms, dated 3 July 2019 | 8 September 2026 | |
88 | Sandoval fitness center waiver, required before first use | 8 September 2026 | |
89 | Sandoval community map | 8 September 2026 | |
90 | Club Sandoval community center page, hours, offices and multipurpose rooms | 8 September 2026 | |
91 | The Lagoon Pool, the master resort pool a Somerville at Sandoval owner also has access to | 8 September 2026 | |
92 | Sandoval fitness center hours, guest rules and access requirements | 8 September 2026 | |
93 | Calypso Park and Calypso Lake, the master park and lake | 8 September 2026 | |
94 | Sandoval fishing rules at Calypso Lake, pier only, catch and release | 8 September 2026 | |
95 | The Esplanade linear park and school transportation pickup area | 8 September 2026 | |
96 | Sandoval’s two size separated dog parks and their leash rules | 8 September 2026 | |
97 | Sandoval tennis courts | 8 September 2026 | |
98 | Sandoval pickleball courts | 8 September 2026 | |
99 | Sandoval bocce courts | 8 September 2026 | |
100 | Sandoval basketball court and its hours | 8 September 2026 | |
101 | Sandoval sand volleyball court | 8 September 2026 | |
102 | Sandoval shuffleboard | 8 September 2026 | |
103 | Sandoval horseshoe court | 8 September 2026 | |
104 | Sandoval playground | 8 September 2026 | |
105 | Compass Rose Management, the manager and registered agent of all five Somerville at Sandoval corporations | 8 September 2026 | |
106 | HomeWiseDocs, the portal through which Somerville at Sandoval association documents and estoppels are ordered | 8 September 2026 | |
107 | Envera Systems MyEnvera, the resident-managed guest registration platform Sandoval uses | 8 September 2026 | |
108 | Envera guidance on how residents register guests | 8 September 2026 | |
109 | Pulte Homes’ own Somerville at Sandoval community page, archived 13 November 2006, the source of the four original floor plans and their 2006 base prices | Pulte Homes Somerville at Sandoval community page, 2006 archive | 8 September 2026 |
110 | Pulte’s printable Somerville at Sandoval community page, archived 13 November 2006, carrying the identical plan block | Pulte Homes Somerville at Sandoval printable community page, 2006 archive | 8 September 2026 |
111 | Pulte’s Instant Brochure Wizard for Somerville at Sandoval, archived 13 November 2006 | Pulte Homes Somerville at Sandoval brochure wizard, 2006 archive | 8 September 2026 |
112 | Pulte’s Somerville at Sandoval neighborhood page, archived 27 August 2008, the source of the maintenance-free living and carriage-style descriptions | Pulte Homes Somerville at Sandoval neighborhood page, 2008 archive | 8 September 2026 |
113 | Pulte’s archived Sandoval Phase II site plan, 2005 | 8 September 2026 | |
114 | The Sandoval master developer’s own account of the community it planned | 8 September 2026 | |
115 | Cape Royal, the neighboring golf community used as a structural comparator | 8 September 2026 | |
116 | Bella Vida Community Development District, the neighboring community that does carry a CDD, unlike Sandoval | 8 September 2026 |
Market data provenance. All sold price, days on market, sale to list and association fee figures on this page come from the Southwest Florida MLS Matrix, data date September 2026, on closings in the 365 days to 6 September 2026 for sold price, days on market and sale to list, and in the 365 days to 7 September 2026 for the association fee audit, with the population and count stated beside every median. Listing data itself is not republished.
Every document below is linked to the official record that holds it. Where a Somerville at Sandoval document has no public authority URL, it is not listed here at all, and the way to obtain it is stated in the section of this page that discusses it.
Document | What it establishes | Where to get it |
|---|---|---|
Declaration of Covenants, Conditions and Restrictions for Somerville at Sandoval, CFN 2005000155773, recorded 7 December 2005, 62 pages | The governing declaration: the Recreation Association, the pool easement, the 30 day lease minimum, the two vehicle cap, the driveway ownership, the lien priority and the assessment mechanics | Lee County Clerk LandMarkWeb official records search, search by CFN 2005000155773 |
Supplemental Declaration for Sandoval, Somerville (Parcel 100) Neighborhood, INSTR 6576636, OR Book 4535 Pages 4121 to 4129, recorded 22 December 2004 | The 172 unit ceiling, the size band, the garage and parking minimums, the flat concrete tile roof standard and the mailbox standard | Sandoval Community Association posted Somerville at Sandoval supplemental declaration |
Supplemental Declaration INSTR 6576636, certified copy | The recorded original, with the Clerk’s recording stamp of 22 December 2004 | Lee County Clerk LandMarkWeb official records search, search by instrument number 6576636 |
FEMA Letter of Map Amendment, case 23-04-5574A, dated 8 August 2023 | Removal of all 22 Somerville at Sandoval buildings and the pool house from the Special Flood Hazard Area, with the lowest adjacent grades and FEMA’s lender caveat | |
FEMA FIRM panels 12071C0381G and 12071C0382G, effective 17 November 2022 | The effective flood map for Somerville at Sandoval, showing the Zone AE and Zone X shaded mosaic across the 22 buildings | |
FEMA CRS eligible communities list, effective 1 April 2026 | Cape Coral as community 125095, Class 5, carrying a 25 percent flood insurance discount | |
NFIP Flood Insurance Manual, October 2025 | The current rating rules for a condominium unit owner policy, including the floor of interest factor | |
Florida corporate filings for all five Somerville at Sandoval associations, filed 23 and 27 March 2026 | Active status, officers and Compass Rose Management as principal address and registered agent for the Recreation Association and Sections I, II, III and IV | |
Sandoval realty signage guidelines | The exact sign dimensions, post, colors and font a Somerville at Sandoval listing sign must meet before it may be erected | |
Sandoval Community Association realtor information and documents page | The master fee tiers, the $4,000 resale reserve contribution, the tenant application process and fees, and the bulk internet description, all as published by the association | Sandoval Community Association documents and realtor information page |
Sandoval private party rental policy, dated 3 July 2019 | The master’s published terms for renting the Club Sandoval multipurpose rooms | |
Sandoval fitness center waiver | The waiver a Somerville at Sandoval resident must have on file before first use of the master fitness center | |
Sandoval community map | The layout of the master community, including where Somerville at Sandoval sits within it | |
Lee County property record for the Somerville at Sandoval recreation tract, folio 10499533 | The 13.53 acre tract at 2607 Somerville Loop, its right of way land use code, and the 1,008 square foot pool building with 234 square feet heated | |
City of Cape Coral permit record for Somerville Loop | The June 2024 re-roof of all 22 buildings, the pool house and the mail kiosk, and the 2025 to 2026 window and door replacement across every building | |
Form OIR-B1-1802, uniform mitigation verification inspection form | The form to request from the association to confirm whether wind mitigation credits have been applied after the new roofs and windows | |
School District of Lee County Student Enrollment Plan 2026-2027 | The proximity zone and school choice rules that govern placement from a Somerville at Sandoval address | |
Florida Department of Education school grades, 2025 to 2026 | The published grades for every school in the Somerville at Sandoval proximity and choice pools |
Four Somerville at Sandoval documents a buyer needs are not publicly posted anywhere and therefore do not appear above: the four per-Section Declarations of Condominium, the Somerville at Sandoval Recreation Association’s Rules and Regulations, the three adopted annual budgets and reserve schedules, and each building’s flood policy declarations page. Those come from Compass Rose Management, 1010 NE 9th Street Suite A, Cape Coral FL 33909, (239) 309-0622, through the HomeWiseDocs portal, or from the Lee County Clerk, and we order them for our clients before the inspection period runs. Buyers, call Marc Comisar at (239) 287-5873. Sellers, call Jesse McGreevy at (239) 898-6072 or request a Somerville at Sandoval home valuation.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
